Ordinance 01-22
To: City Council Members
From: Dana L. McDaniel, City Manager
Date: February 8, 2022
Initiated By: Megan D. O’Callaghan, Deputy City Manager/Chief Finance and Development Officer
Jennifer M. Rauch, AICP, Director of Planning
Re: Ordinance 01-22
Amending a portion of the Dublin Corporate Area Plan within the City of Dublin’s
Community Plan to refine the recommendations regarding the Metro Center area.
Summary
The Ordinance was introduced at the January 24, 2022 City Council meeting for review and approval
of the recommendations and redevelopment concepts for the Metro Center area within the Dublin
Corporate Area Plan, as recommended by the Community Development Committee and Metro Center
Visioning Advisory Committee. City Council provided feedback on the proposed recommendations
that have been incorporated in the revised draft, and include the following:
• Streamline the language and vision for Metro Center area within the document.
• Provide additional language or bolstering green building and infrastructure, place-making,
future of live and work, parking alternatives (electric cars), and architectural details.
• Addition of clarifying language varying the building heights.
• Clarification about residential development types and location with Metro Center.
• Engagement for future phases of Code and Guidelines development.
Update
The proposed revisions to the Dublin Corporate Area Plan that are related to the Metro Center area
make up a small portion of the larger DCAP document. The following modifications have been
included as part of the revised DCAP to address Council’s comments, and are found on pages 39 –
43 of the updated document.
• Removal of the background and process information that was located at the beginning
sections of the proposed revisions. The background information removed will be retained
outside of the DCAP document for future reference.
• General strengthening of the language within the revised sections to ensure the document is
providing concise, yet detailed recommendations for the Metro Area.
• Bolster language within the Metro Center section related to green building and infrastructure,
place-making, future of live and work, parking alternatives (electric cars), and architectural
details. These recommendations have been more clearly articulated within the key
recommendations for the Metro Area.
• Clarification of the language stating buildings should vary in height along Frantz Road to
provide visual interest and prevent uniform massing, as well as stating building heights for
adjacent structures should be varied.
• Additional language about how residential design and development should be incorporated
and located within the Metro Center area.
Office of the City Manager
5555 Perimeter Drive • Dublin, OH 43017
Phone: 614.410.4400 • Fax: 614.410.4490 Memo
Memo re. Ord 01-22 DCAP Amendment - Metro Center
February 8, 2022
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Additional discussion as part of City Council’s review included next steps following the approval of
the Dublin Corporate Area Plan, which include the creation of the Code and Guidelines for MUR-1.
As part of these next steps, staff intends to include additional engagement opportunities as the
requirements and guidelines are developed.
Background
The Metro Center area is a part of the adopted Dublin Corporate Area Plan (2018), which
recommends a repositioning of the City of Dublin’s legacy office sites. The DCAP focuses on creating
a walkable, mixed use environment and establishing a strategy to refresh the Frantz Road
streetscape. A visioning process for the Metro Center area was initiated in July 2021 with the goal
of the process to build upon and further refine the recommendations within the Plan, specifically, as
it relates to the Metro Center area. This vision intends to stimulate redevelopment for the Metro
Center inner-loop that reflects the recommendations of the Plan and changes since its adoption.
The process served as an opportunity to elevate previous planning work, reflecting on the influence
of the COVID-19 pandemic and success of similar redevelopment projects in the region. This
assessment affirmed many of the recommendations from the 2018 Plan while identifying potential
amendments to strengthen goals for the Metro Center area. This vision also considers the unique
moment in time with the potential for a public-private partnership for a consolidated redevelopment
project along Frantz Road and the creation of a unified vision for Metro Center.
Foundation Workshop
The Metro Center Visioning Advisory Committee held their first workshop on August 24, 2021, which
included an introduction to the project, an overview of the initial assessment of the area,
benchmarking examples, stakeholder interview results, and a facilitated discussion about the how
the future vision for the area should be structured. Staff and the consultant team outlined the
previous planning efforts for the area and the background related to the Metro Center Area, which
included the following studies (see attached for reference):
• Viability and Competitiveness Study – Metro Office District & Blazer Research District
(2014)
• Dublin Parking Summary Presentation (2015)
• Legacy Office Competitive Study (2016)
• Dublin Corporate Area Plan – Special Area Plan (2018)
Staff and the consultant team shared an initial assessment related to stormwater management,
utilities, office and commercial character, vacancy rates, land utilization and connectivity and how
each of these factors influence the vision for the area. Following the assessment discussion, the
consultant team presented a series of benchmark examples of legacy office areas that have
undergone redevelopment, and how the takeaways from those examples help inform the direction
for the future vision of Metro Center. The consultant team then presented the results of the
stakeholder interviews and the themes that emerged from those conversations, including the
importance of residential options, zoning regulations, mix of uses, branding and perception,
architectural character, mobility and connectivity, financial investment, partnership and
collaboration, parking use, open space integration, and entitlement process.
The remainder of the initial workshop focused on a facilitated discussion of the foundations to
develop the strategic planning and visioning process for Metro Center. The stakeholders provided
feedback on the initial considerations for developing the unified vision and conceptual plan for
Memo re. Ord 01-22 DCAP Amendment - Metro Center
February 8, 2022
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the Metro Center area. Staff and the consultant team shared a set of principles to define the key
design and character attributes for the focus area, which include four pillars: development, mobility,
site improvements and regulatory process. The stakeholders were asked to affirm the
recommendations under each pillar and provide feedback on a series of critical questions to generate
insight into the essential concepts for redeveloping the focus areas. These critical questions included
the incorporation of housing, building heights, Metro Center branding and identity, Frantz Road
corridor and streetscape, and the regulatory process.
The Advisory Committee affirmed the four pillars and provided feedback that included support for a
mix of uses; incorporation of additional and diverse housing; incorporation of stormwater in a
creative and meaningful way; interest in understanding various building heights, particularly along
the Frantz Road corridor; development of a brand identity for the area; provision of meaningful
connections; and support for cohesive and creative development. The direction from the advisory
committee was used to inform the next steps in the creation of the Metro Center vision.
Evaluations Workshop
The Metro Center Visioning Advisory Committee held their second workshop on October 29, 2021,
which continued the conversation from the Foundations Workshop to explore and refine potential
themes to guide the district and strengthen recommendations from the Dublin Corporate Area Plan
(DCAP). Staff provided follow-up information from the Foundations Workshop regarding the capacity
of the TIF district, integration of sustainability into the DCAP visioning structure, lessons learned
from other redevelopment projects, examples of diversified housing, projection information for job
and revenue growth in the district, and how citywide connections can be incorporated between Metro
Center and the surrounding neighborhoods.
The second workshop provided for discussion with the Advisory Committee to focus on potential
themes for redefining the district’s identity, review of graphic representations of future development
to determine consensus on building form and massing, and strengthen the recommended
amendments to the Dublin Corporate Area Plan (DCAP).
Staff and the consultant team presented a series of potential themes to identify the Metro Center
area to act as the central guide and purpose for future development. Each of the themes reinforced
the recommendations of DCAP while exploring new projects, programs, and policies organized
around a cohesive purpose. The themes included:
• Sustainability / Resiliency
• Lifestyle / Entertainment
• Cultivation / Exploration
Each theme identified an opportunity for a catalytic project along the Frantz Road frontage to
establish precedent for future redevelopment of the Metro Center area. Overall, each theme
incorporates the same essential principles including:
• Increased density and intensity of development
• Variety of new diverse housing types for the City
• Amenities (restaurant and retail) complementing the district
• Consolidate surface parking for redevelopment opportunities
• Open space areas and / or greenways connecting the district
• Pedestrian connections, sidewalks, trails, and alternative transportation that link to the
citywide system
Memo re. Ord 01-22 DCAP Amendment - Metro Center
February 8, 2022
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The Advisory Committee considered the themes and provided reflection about each theme including
which theme best represents the area’s potential and why. The Committee provided the following
feedback, which is reflected in the revised plan:
• Supporting existing office tenants through complementary amenities, housing, and support
services
• Providing opportunities for continued business growth, from the Dublin Entrepreneurial
Center (DEC) to larger spaces in the district
• Encouraging increased density and mixed-use development in underutilized areas,
specifically surface parking lots
• Establishing a unique amenity through park and natural spaces that makes Metro Center
distinct from other areas
• Fostering a sense of community which makes Metro Center an attractive place to live, work,
and relax
Initial Vision
The structure, defined in DCAP, outlines how the future vision is realized over time with a focus on
repositioning the District for continued success. As part of the initial workshop with the Advisory
Committee, the members affirmed the four pillars that support the vision: development, site
improvements, mobility, and regulatory. The consultant team developed graphics to depict several
options for the future character to identify the appropriate scale and massing for discussion and
feedback. The Advisory Committee was asked to consider the character options and provide
reflection about what building character attributes are appropriate for the corridor. The Advisory
Committee provided the following feedback, which is reflected in the revised plan:
• High-quality architecture that is unique for the district while maintaining a timeless character
• Promote a diversity of lifestyles, offering different housing options for the community
• Encourage varying building height along Frantz Road that makes a statement for the districts
evolving architecture
• Retain greenway connections that strengthen the City’s network and extend the greenway
outside of Metro Center
• Allow for urban style development that is complementary to the surrounding neighborhoods
• Ensure appropriate transitions between districts and neighborhoods through building height,
massing, setback, etc.
Envision Workshop
The Metro Center Visioning Advisory Committee held their third visioning workshop on November
30, 2021. The focus of this workshop was to review the draft revisions to the Dublin Corporate Area
Plan (DCAP) for the Metro Center area and refine the recommendations and redevelopment concept
included within the draft plan. Staff and the consultant team developed the draft revisions and
redevelopment concept based on the feedback and input from the Advisory Committee during the
first two workshops, as outlined above. Staff also provided follow-up information from the
Evaluations Workshop regarding demographic information for the City, stormwater feasibility
considerations, regulatory considerations, and background on the future of the Frantz Road corridor.
Staff and the consultant team provided an overview of the purpose for the visioning process and
summary of the first two workshops. The consultant team then introduced the draft vision for Metro
Center which focused on creating a district around cultivation. This was supported by four principles
to guide the future of the district and included:
1. Flexible / adaptable workspaces promoting business incubation, sustaining, and expansion;
2. Sustainable initiatives, systems, and processes focused on reducing environmental impacts;
Memo re. Ord 01-22 DCAP Amendment - Metro Center
February 8, 2022
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3. Workforce and alternative housing options to diversify the City’s current stock; and,
4. Mobility and technology programs that remain at the forefront of innovation.
A series of graphics and two development concepts, infill development and redevelopment, were
shared to begin visualizing the principles within the area. Staff and the consultant team then
reviewed a summary of the proposed revisions to the DCAP document based on the visioning process
before discussing the concepts and revisions with the committee. Specific DCAP revisions and the
development concepts are outlined in the next section.
The Advisory Committee expressed support for the two development concepts identifying
opportunities to encourage a central greenway connection through the district and balancing surface
with structured parking to support new uses. Proposed DCAP revisions were also affirmed by the
Advisory Committee including building heights between four to six stories along Frantz Road. Several
other minor revisions were identified including removing a residential density limit, clarifying building
heights along Frantz Road, and encouraging the redesign of the stormwater ponds.
The Metro Center Vision Advisory Committee recommended approval of the proposed changes to
the Dublin Corporate Area Plan as a result of their November 30, 2021 meeting.
DCAP Revisions
The Dublin Corporate Area Plan (DCAP) provides a strong foundation for the visioning process with
many recommendations being affirmed through the workshop discussions. Based on these
conversations with the Advisory Committee, revisions have been identified for the Plan to align with
the vision for the Metro Center area. The majority of these revisions are minor, providing additional
clarification to encourage the appropriate type of redevelopment. This includes changes to building
heights, proposed uses, architectural character, and sustainable initiatives.
The most significant revisions are located within the Development Concepts chapter which contain
the proposed concepts for Metro Center. Several pages, pages 39 to 50 in the amended plan, have
been revised to document the visioning process and introduce the proposed vision and development
concepts. The first few pages provide an overview of the visioning process including the intent,
changes since DCAP’s adoption, and the initial development scenarios included with the 2018 plan.
The next section includes a summary of the analysis conducted as part of the visioning process
describing the office and commercial character, current occupancy status, site characteristics, and
utility infrastructure. This section concludes by introducing the vision for Metro Center with a focus
on cultivation before providing a summary of the two development concepts. The development
concepts, infill development and redevelopment, are supported by several specific principles and are
illustrated through renderings and aspirational images. The development concepts are described in
the next section. Other revisions include the addition of recommendations within the implementation
chapter that align with vision and draft development concepts.
Draft Redevelopment Concepts
The draft redevelopment concepts illustrate potential ways in which the recommendations can be
applied. These represent one of many iterations for redeveloping Metro Center and are supported
with aspirational images, conceptual renderings, and character graphics. Two redevelopment
concepts were developed for Metro Center, offering alternative approaches for realizing the vision.
Both concepts are initiated with a catalytic project along Frantz Road given the unique opportunity
with current property owners. An overview of each of the development concepts is provided below.
Memo re. Ord 01-22 DCAP Amendment - Metro Center
February 8, 2022
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Option A: Infill Development
The first concept encourages strategic infill development that complements the existing office
tenants. The open space reserves, stormwater ponds, and surface parking areas are consolidated to
encourage infill development throughout the district. Mixed-use buildings provide new restaurant,
retail, and services to existing tenants while residential provides living options currently unavailable
in the area. Structured parking and shared parking lots reduce the overall footprint required to
support the uses. New open spaces are integrated within the inner-loop to provide a greenway
network that is accented by an innovative stormwater stream. New connections extend through the
inner-loop improving pedestrian connectivity and circulation with surrounding development.
Option B: Redevelopment
The second concept illustrates the potential of wholescale redevelopment, pursuing a completely
new design for the district. New connections provide a grid network that encourages walkability and
maximizes development potential, organized around a unifying greenway. A stormwater stream
system engages open spaces throughout the district providing a variety of recreation and relaxation
areas. Residential areas provide new housing options for both existing residents and local workers
within a central location. Mixed-use development supports neighboring office tenants and hotels with
new amenities and services. Parking areas are shared between complementary uses and structured
parking is supported in strategic locations. Pedestrian connections improve access within the inner-
loop and extend the overall system to surrounding neighborhoods.
Recommendation
Staff recommends approval of Ordinance 01-22.
CITY OF DUBLIN, OHIO
DIVISION OF PLANNING
DEPARTMENT OF DEVELOPMENT
This symbol identifies a page that has been revised since the first
reading. All new or removed content is written on the page in red.
Dublin Corporate
Area Plan
As Approved by Dublin City Council ............................Ord. 46-18
Amended ..................................................................Ord. 01-22
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 12
CITY OF DUBLIN
PLANNING DIVISION
5800 SHIER RINGS ROAD
DUBLIN, OH 43016
100 NORTHWOODS BLVD., SUITE A
COLUMBUS, OH 43235
5800 SAWMILL RD, SUITE 220
DUBLIN, OH 43017
85 E. GAY STREET, SUITE 200
COLUMBUS, OH 43215
75 WEST THIRD AVENUE
COLUMBUS, OH 43201
2021 AMENDMENT
A special area plan is a long range vision that establishes official City policy to guide
future public and private decisions regarding development and infrastructure. It
provides schematic representations of potential development areas at a variety
of scales and levels of detail, and include recommendations for compatible land
uses and design guidelines as may be appropriate to the area. It is to be used as
a general guide for land use planning concepts, and should not necessarily be
interpreted or applied literally. It is a vision that seeks to inform development over
next several decades. It is an addendum to the Dublin Community Plan, 2013.
1
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 12
TABLE OF CONTENTS
Project Overview 2
Existing Conditions 5
Public Input 15
Market Analysis 19
Land Use Recommendations 25
Development Concepts 34
Frantz Road Corridor 48
Implementation 57
Development & Design Guidelines 60
2
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 32
OVERVIEWPROJECT
The City of Dublin’s office space has
been considered some of the best
in Central Ohio for the past 40 years.
Like many suburbs, Dublin fostered a
Class-A office model offering freeway
visibility, easy automotive access,
an abundance of free parking and
idyllic office “parks” with manicured
landscaping and large stormwater
ponds. As they have aged, this
development model is having an
increasingly difficult time competing
with office space in more vibrant,
amenity-rich environments.
The Dublin Corporate Area Plan
builds upon a study of Dublin’s
legacy office parks – including Metro
Center and the businesses along
Frantz Road and Blazer Parkway –
and presents a long range vision
that seeks to determine ways to
improve these areas for businesses,
employees and residents, as well
as encourage additional private
investment that benefits the entire
community.
Several major changes have occurred
nationally in the past decade that
present a challenge to the standard
suburban office model in both the
quantity and quality of the office
experience. The first is a shift in
the perceived and actual parking
demand for certain users that now
utilize a much higher employee-
per-square-foot ratio than when
parking ratios were first developed.
The second is the consistent increase
in employee desires for nearby
convenience and entertainment
uses, as well as other amenities.
National studies show that today’s
employees expect to be able to walk
to lunch, fitness centers and other
services from their workplaces. At the
same time, integrated housing within
office parks has become a growing
trend around the country with the
goal of creating a true mixed use,
walkable environment that sustains
businesses. The challenge for older
office parks is to find the space for all
of these uses, as well as the facilities
that support walking, biking and
transit connectivity.
This 30 to 50 year vision seeks to
provide successful revitalization for
the Dublin Corporate Area, while
pointing the way toward future
opportunities and sustainable
development.
PLANNING GOALS
The following goal statements serve
as the policy foundation for the
Dublin Corporate Area Plan.
• Reposition the “legacy” office
sites for success by encouraging
new investment, as well as
reinvestment in existing
buildings.
• Create a walkable, mixed
use environment with the
commensurate amenities, while
recommending places for infill
and new development.
• Use formal and informal open
spaces as organizational
and focal elements for
new development and
redevelopment.
• Apply placemaking principles
to encourage vitality within the
district.
• Identify under-served markets
and the related opportunities
for attracting new private
investment.
• Establish a strategy to “refresh”
the Frantz Road streetscape
that better reflects the gateway
nature of this important corridor.
• Recommend mechanisms to
ensure additional development
along Frantz Road does not
adversely impact neighborhoods
to the east.
• Recommend zoning
tools to ensure successful
implementation of the vision
and plan recommendations,
while providing new zoning
protections for adjacent
neighborhoods.
• Introduce consistent and
compatible architectural and site
design guidelines for the entire
district.
3
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 32
REGIONAL CONTEXT
4
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 54
RECENT SPECIAL AREA PLAN
WEST INNOVATION DISTRICT
The western edge of Dublin is an
area poised for significant change.
The West Innovation District contains
1,100 acres of land between Avery
Road, Houchard Road, Shier Rings
Road, and State Route 161/Post Road.
The District is a key priority of the City
and is targeted for office, research,
laboratory and clean manufacturing
uses. In particular, the District is
home to the Dublin campus of Ohio
University, which is intended to grow
to over two million square feet of
development. Just as Dublin has
grown and changed significantly over
the last few decades, technology and
the way business is conducted has
also evolved.
COMPLEMENTARY PLANNING PROJECTS
Map of Dublin business districts
PLANNING AREA CONTEXT
The planning area is approximately
987 acres and primarily consists
of large office campuses that
developed during the 1970s to
1990s. Placed along I-270, these
“outerbelt” sites were considered
premium locations for suburban
office development during this time
period because of high visibility and
the focus on vehicular access.
Since the origins of this district,
Dublin has expanded considerably,
adding districts further northwest
that focus on more targeted uses.
These uses, such as technology and
medical office, have been aided by
public infrastructure investments to
strengthen those markets. Dublin is
also well underway in transforming
the city core into a thriving and
walkable mixed-use environment
with the development of the Bridge
Street District. Unfortunately the
planning area has languished as
times, preferences, and technological
needs have advanced.
5
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 54
The Dublin Corporate Area is
characterized by a typical office
campus development pattern. The
planning area is from West Bridge
Street on the north, Emerald Parkway
on the west, Frantz Road on the east,
and Tuttle Crossing Boulevard on
the south. This incorporates areas on
both sides of the I-270 corridor and
is adjacent to several Dublin districts
including the West Bridge Street
District to the north and the Tech
Flex District to the northwest.
General characteristics of the
planning area include:
• Large-scale corporate office
development.
• Highway-oriented “legacy” office
campus sites.
• Segregated land uses.
• Auto-oriented site design.
• Limited roadway connectivity.
• Limited public use open space.
The planning area is largely
developed, but also contains some
significant vacant sites. In addition,
the current development pattern
provides some redevelopment and
infill opportunities.
CONDITIONSEXISTING
Dublin Corporate Area Plan: Planning Area
6
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 76
EXISTING LAND USE AND ZONING
The Dublin Corporate Area
encompasses 987 acres on both
sides of I-270. The largest land
use within the planning area is
corporate office. The designated
land uses associated with this office
development are Standard Office
and Premium Office, which also
constitute the most prevalent of the
land use categories in the planning
area.
In the southern and northern
portions of the planning area,
General Commercial areas introduce
a wider mix of commercial uses,
intermingling with hotels, medical
offices, and some restaurant and
retail. There is also a small area of
General Commercial in the western
portion of the planning area, at Rings
Road and Emerald Parkway, that
includes a small restaurant/retail
cluster.
The northwest corner of the
planning area incorporates General
Industrial for several sites. This serves
as a transition to the adjacent Tech
Flex District.
There are limited Parks/Open Space
as well as Civic uses throughout the
planning area. Some of the larger
areas designated as Parks/Open
Space are stormwater features for
the Metro Center office campus with
limited recreation opportunities.
To the west and east of the site
are residential neighborhoods,
predominantly single-family
residential homes.
To the north is West Bridge Street,
which provide opportunities for
physical connection to the planning
area for compatible development.
To the south of the planning area
is the Mall at Tuttle Crossing, auto-
oriented restaurant/retail, and
multi-family residential in the City of
Columbus.
Land Use Category Number of Parcels Total Acreage % of Total Land Use Area
Civic/Public Assembly 2 7.9 1.1%
General Commercial 11 58.4 7.9%
General Industrial 8 32.4 4.4%
General Institutional 1 5.2 0.7%
Parks/Open Space 9 27.1 3.7%
Premium Office/Institutional 11 309.4 42.0%
Rural Residential/Agricultural 1 13.1 1.8%
Standard Office/Institutional 6 146.6 19.9%
Transportation 3 3.4 0.5%
Vacant/Undeveloped 15 133.1 18.1%
736.6 100.0%
Washington
Twp
7
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 76
Existing Land Use Map
Washington
Twp
8
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 98
NATURAL ASSETS
There are a number of small
creeks that create a series of sub-
watersheds throughout the planning
area. Most property adjacent to
the creeks have been developed.
Cosgray Creek crosses Frantz Road
and does provide an opportunity
for a green linkage through the
planning area.
To preserve environmentally
sensitive areas along streams
and creeks, the City of Dublin's
Stormwater Management Design
Manual requires Stream Corridor
Protection Zones and provides
additional guidelines regarding
mitigating the impacts of new
development on preserved areas.
The natural tree canopy in the area
consists of some preserved tree
rows and tree stands scattered
throughout the planning area. These
natural and aesthetic remnants
of the previous farmland uses are
natural assets and a link to the
legacy of the area.
Existing street trees
Existing stream
Floodway
1% Annual chance flood
0.2% Annual chance flood Natural Assets Map
Washington
Twp
9
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 98
Extensive landscaping installed over
several decades have created tree
canopies that have matured into
excessive growth and unmanicured
streetscapes.
PARKS AND OPEN SPACE
There is limited parkland in the
planning area. The major feature
is the Field Of Corn public art
installation at Rings and Frantz Road.
Most other open space is part of
the larger stormwater systems of
office campus areas. The largest of
these is at Metro Center where the
open space is a series of ponds that
includes some passive recreation and
walking trails.
STREET NETWORK AND RIGHT-
OF-WAY CHARACTERISTICS
The roadway system in the planning
area consists of the I-270 corridor
and some large collector roads, with
limited linkages between them.
The roadways that provide entry/
exit for I-270 carry heavy volumes
as a result. Other primary roadways
serve as access points to different
office areas, without many direct
interconnections.
Frantz Road
Frantz Road is a vital north/south
corridor for the City. It serves as the
primary link between Bridge Street
and the southern portions of the
City and serves as a central spine
between I-270 and the Scioto River.
Frantz Road is the only access point
for Metro Center into the larger
roadway network. It also serves as
one of only three significant access
points (along with Rings and Blazer)
for all the development east of the
I-270.
The typical Frantz Road character
includes sidewalks or trails. In many
places there are large setbacks
along the roadway with mature
landscaping sometimes obscuring
the buildings behind. In other
locations there are large parking lots
or stormwater facilities.
Emerald Parkway
Including a series of roundabouts,
Emerald Parkway is an important
part of the overall roadway linkage
along the outer portion of the I-270
corridor. This road serves as a north-
south regional connection and
provides access to the office and
industrial uses on the west side of
I-270. In addition, Emerald Parkway
marks a transition point, where the
scale of development changes on
the west side of the corridor from
office to residential neighborhoods.
Tuttle Crossing Boulevard
This is a major highway-oriented
commercial corridor, linking I-270 to
the southern portion of the planning
area. Tuttle is characterized by
numerous travel lanes and turning
lanes, and auto-oriented access to
individual sites. Serving the mall,
high-volume restaurants, and hotels,
Tuttle Crossing Boulevard gets
narrower as it proceeds east to Frantz
Road.
West Bridge Street
The portion of West Bridge Street
adjacent to the planning area is a
major highway corridor, providing
linkage to I-270. The current study
for West Bridge Street seeks ways
to reduce the impediments for
pedestrians along that corridor,
including a potential pedestrian
bridge that would link to the Dublin
Corporate Area.
Blazer Parkway
Blazer Parkway provides a needed
internal connection in the planning
area. Linking to Tuttle Crossing
Boulevard at the south, Blazer
Parkway provides a route to many of
the hotels, restaurants and offices in
the southern portion of the planning
area. In addition, Blazer Parkway
extends past many of the yet-
undeveloped sites near Rings Road.
Rings Road
Rings Road is an important east/west
connector for the planning area. It is
the only route that is not a highway
entrance linking both sides of the
planning area, with a connection
over I-270. Rings Road includes a
sidewalk and a trail connection as
part of the streetscape, providing
important pedestrian and bike
connections for the overall network.
10
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1110
TRANSIT, BICYCLE AND
PEDESTRIAN INFRASTRUCTURE
COTA
The Central Ohio Transit Authority
(COTA) provides limited transit
service within the corridor with 4
routes.
• COTA Route 33: Provides access
from the north via Bridge Street
and loops through Metro Center.
• COTA Route 73: Provides the
largest geographic reach of the
routes, linking Bridge Street on
the north with Tuttle Crossing
Boulevard and I-270 on the
south. The route travels along a
portion of Frantz Road, linking
through the Blazer Parkway/
Rings Road area to access
Emerald Parkway on the west.
• COTA Route 72: Provides service
to the southern portion of the
planning area, with service
accessing I-270, and arcing along
Blazer Parkway and Park Center
Avenue, as well as access to the
south along Frantz Road.
• COTA Route 21: Provides service
at the southern border of Dublin
along Tuttle Crossing Boulevard,
and accessing the Mall at Tuttle
Crossing and south along Frantz
Road.
COTA Route 21
COTA Route 33
COTA Route 72
COTA Route 73
21
33
72
73
Existing Transit
Washington
Twp
11
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1110
BICYCLE AND PEDESTRIAN
FACILITIES
Existing bike facilities in the corridor
are shared use paths adjacent to
roadways. There is a robust system of
these trails running along the major
roadways, particularly Frantz Road,
Emerald Parkway, Blazer Parkway and
Rings Road. Further connections are
needed within the planning area.
Individual sites have limited bicycle
facilities, such as internal site access
to buildings and bicycle parking.
Pedestrian connectivity is a mixture
of the shared use paths and
sidewalks. Paths or sidewalks serve
most locations, but the walkability is
generally poor in many of the interior
office campus areas. This is due to the
prevalence of large parking areas and
the lack of nearby amenities. Along
major corridors such as Frantz Road,
the mature landscaping tends to be
overgrown on the adjacent private
office sites, further diminishing
overall walkability.
In 2017 and 2018, the City is
undertaking a citywide Mobility
Study to enhance modal options
throughout Dublin. The Dublin
Corporate Area must serve as an
important linkage to many portions
of the City. Options that include
local circulators or other means of
enhancing transportation modes
should certainly be extended into
this district.
Existing Bike PathsExisting Bike Path
Washington
Twp
12
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1312
EXISTING PARKING RATIOS
Typical parking ratios for suburban
office uses range from 4 to 5 spaces
per 1,000 square feet. This is typical
of many zoning codes and has
proven to be the market standard
for many years in places with limited
transportation options beyond
automobiles. The typical Dublin
zoning code standard is 4 spaces
per 1,000 square feet (code section
153.212).
In recent years, there has been
a trend for higher parking ratios
due to more employees per 1,000
square feet of building space.
This is particularly pronounced in
large single-user buildings where
one corporation takes an entire
building originally planned to house
numerous businesses. By removing
redundant common areas such
as lobbies for multiple users, the
single-user maximizes the number
of employees, thereby creating
additional parking demand. Another
recent development has been the
proliferation of call centers that
use less office space per employee,
generate additional parking demand
per office square footage. These call
center uses also have challenges
during shift changes when there is
an overlap.
High (6 and Higher)
Above Average (5.0 to 5.9)
Average* (4.1 to 4.9)
Below Average (4.0 or less)
*Average represents the regional parking ratio average
among Dublin and select northern suburbs along I-270 as
well as other newer office developments in Columbus
Number of parking spaces per 1,000 sq. ft.Frantz
Rd
.I-270Rings Rd.
West Bridge St.
Tuttle Rd.
Blazer Pkw y .Washington
Twp
13
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1312
TARGETED SITE ANALYSIS
In order to understand the current
conditions regarding parking
usage, an informal visual survey was
conducted at all the designated focus
sites, observing the parking lots at
different times throughout the day
and on different days of the week.
Identifying used and unused portions
of the parking areas, data was
generated as to both the usage rates
and locations of parkers.
While certain users are experiencing
parking shortages, many had
consistent vacancies in their parking
lots. Those experiencing difficulty
were typically very large single-user
buildings and call centers with shift
changes. The problem for those
other users who perceived a problem
was that the parking existed but
not within a convenient distance or
location on the site.
Unsurprisingly, parkers tended to
locate closest to building entrances.
Observations showed that people
largely parked within a distance
of 400 feet to the nearest door
in a typical parking layout with
unobstructed views. The typical
maximum was 600 feet on highly
utilized sites. This sometimes meant
that users would even park on
adjacent lots and walk through the
wide landscape barriers in order to
have closer spaces than unimpeded
spaces in their own lots. Several
issues were identified on sites with
perceived parking shortages:
• Parking areas located at a great
distance from doors, sometimes
on the freeway side of a building
with no facing entrance.
• Overgrown landscape areas
that obscured the view of the
entrance from certain nearby
parking areas.
In the few lots closest to capacity, parkers would locate as
far as 600’ from the door, but typically no more than 400’.
• Large areas of landscape
buffering between adjacent lots
in strategic locations for near-
door parking.
• Adjacent lots with no efficiencies
for sharing due to compounded
inefficient site design.
Bla
z
e
r
P
k
w
y
Rings R
d.
14
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1514
While certain users are experiencing parking shortages, many
had consistent vacancy in a workable percentage of their parking
lots.
Overgrown landscaping obscuring a view of the front entrance,
leading to very low usage of parking spaces.
Individual entryways for different buildings, while often attractive,
typically create great inefficiencies in the parking layout without
mitigating issues within each site.
Screening of parking at the right-of-way is generally consistent
and effective.
Large grassy “buffer areas” between parking areas of large office
buildings lacked impact in improving the sites or parking lots.
These areas could be used to mitigate stormwater or preserve
natural features or reduced to increase parking while locating
more impactful greenspace elsewhere on the sites.
Vegetative screening and wall features often create positive
aesthetic screening. These areas could be more effective if site
development approaches located the buildings closer to rights-
of-way.
15
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1514
By design, the plan was a collaborative
process involving city staff and
professional consultants and most
importantly targeted outreach to
Dublin residents and the business
community. The approach was
iterative beginning with broad
questions, then focusing on the
specific issues.
Several new engagement tools were
utilized, as described below.
0 5 10 15 20 25 30
Warehouse clubs
Electronic stores
Department stores
Discount stores
Other
Grocery stores
Drug stores
Personal care/services (cleaners, salons, daycare)
Fast food/deli/lunch eateries
Full service restaurants
Percentage
Ameni-es most needed
along Frantz Road
WORKSHOPS AND SURVEYS
PHASE I:
Business Community Outreach
Workshop
December 1, 2015
Interactive polling
The first phase culminated in a
workshop focused on property
owners and brokers representing
the planning area as well as those
working in local offices. Through
interactive polling, input was
received to guide the subsequent
phase. An open house format
allowed participants to discuss
comments directly with the planning
team. In general, feedback focused
on:
• The need for more amenities for
office workers.
• Updates to the appearance of
the sites and adjacent roadway
corridors.
• More efficient parking.
• Strategies for more aggressive
redevelopment within the
planning area.
INPUTPUBLIC
Focus Group Par,cipants
Developed property
owner - office
Developer
Commercial real estate
broker
Business tenant
(from December 1, 2015 workshop)
16
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1716
PHASE II:
Public Workshop #1:
Amenities and Services
August 31, 2016
Interactive polling
Web-based survey
Phase two began with a public
workshop aimed at gathering input
from residents, workers and others
with an interest in the planning area.
Interactive polling was used during
the meeting and then translated into
a web survey to gain further insights.
Key feedback included:
• Strong desire for restaurants and
retail amenities.
• Interest in open space and
walkability.
Feedback was received from polling
conducted both in-person and
online. A total of 116 individuals
participated in the poll. Over 84% of
respondents were Dublin residents
and over 75% worked in Dublin. Key
questions and results were:
Which of the following would you visit regularly if added to the
planning area?
Food: 81.7%
Recreation: 65.6%
Retail: 50.5%
Personal Service: 32.3%
Housing 10.8%
What is the reason you don’t eat outside your building at least once a
week?
Lack of nearby choices: 31.0%
Lunch break is too short: 24.1%
Too costly: 13.1%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0% Greenspace Walking/biking trails Addi>onal parking Building updates Nearby retail/restaurant ameni>es Walkable development "Green" building and site improvments Ameni&es most needed
to improve work experience
17
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1716
Results from Future Land Use Preference Exercise
Washington
Twp
18
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1918
Public Workshop #2:
Development Concepts
November 1, 2016
Interactive polling
Web-based survey
A second public workshop gathered
input on specific development
concepts. Interactive polling was
again used during the meeting and
then translated into a web survey to
gain further insights. Key feedback
included:
• Strong support for mix of uses.
• Strong support for
redevelopment of Frantz Road
corridor.
• Need to redevelop/refresh
existing office.
• High interest in pedestrian
access improvements.
Feedback was received from polling
conducted both in-person and
online. A total of 82 individuals
participated in the poll. Over 60% of
respondents were Dublin residents
and over 87% worked in Dublin.
Incen%vizing mixed use developments
Frantz Road streetscape
Developing a shared stormwater system
Purchase of office land / buildings for
redevelopment
Parking lot retrofits
Adding parking
How valuable is public investment in
the following?
Create a mix of uses
Redevelop/refresh exis5ng office
Redevelop Frantz Road corridor
Implement “green” parking lot retrofits
Develop office on vacant sites
Develop housing on vacant sites
Add more parking
Rate the impacts of these possible
changes:
Improved pedestrian connec0vity to businesses
Sidewalks
Pedestrian crosswalks
Building frontages
Landscaping
Business signage
Eliminate landscape mounds
What elements of Frantz Road most need
upda4ng?
19
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1918
Factors
“Office tenants today prefer to be located in amenity-rich, mixed-use, highly-accessible suburban vibrant centers (also known as “live, work, play” locations) rather than single-use suburban office locations by a margin of 83 percent to 17 percent.”*
Within the Dublin Corporate
Plan Area, much of the office
development is single-use in nature,
under-served by proximate food
and beverage establishments (those
within ¼ mile).
Nearly 2 out of 3 workers in the
planning area indicated that nearby
retail and restaurants were needed
to improve their work experience.
ANALYSISMARKET
Restaurant Locations Map
20
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2120
*Malizia, E. (2014, October). Preferred Office Locations; Comparing Location Preferences and Performance of Office Space in CBDs, Suburban Vibrant Centers and
Suburban Areas (Rep.). Retrieved http://www.naiop.org/preferredofficelocations
VIABLE SITE CHARACTERISTICS
While the preference by suburban
office workers is overwhelmingly to
work in mixed-use environments, not
every site next to or in an office park
can support other commercial uses.
Viable retail/restaurant sites require
the following characteristics:
• Ample market exposure.
• Good visibility to passersby
along road frontage.
• High traffic volume. (>15,000
Average Daily Traffic)
• Ease of access.
• Proximity to existing retail
clusters preferred.
FOCUS SITES
A site location within each of the
three districts was identified as
having these viable retail/restaurant
site characteristics.
Frantz/Metro Place
Frantz/Rings Road
Emerald Parkway/Parkwood
Place
MARKET DEMAND
Retail/restaurant spending potential
was identified for each site area from
three consumer types:
• Office Workers
• Hotel Patrons
• Local Residents
The primary demand analysis
focused on consumer types who
were within walkable distances of
each site (quarter- and half-mile
radii) analysis.
Highlights of nearby consumer types
and spending potential for each site
area follows.
Emerald
Corporate
District
Target Sites Map
Washington
Twp
21
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2120
METRO PLACE/FRANTZ ROAD
Consumer Types
• 1,300+ hotel rooms outnumber
resident population (1,234
persons, 2016 estimate)
• Estimated 300,000+ hotel room
nights annually within ½ mile of
site area
• More than 1.5 million square feet
of office space, estimated 7,500+
employee capacity
Spending Potential
• $40 million total retail/restaurant
spending potential
Core Demand
• Restaurants and other food and
beverage establishments
Metro Center Site
Washington
Twp
22
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2322
FRANTZ/RINGS ROAD
Consumer Types
• 2.2 million square feet of office
space, estimated 11,000+
employee capacity
• Low proximate population counts;
however highest population count
of three sites within 5-minute drive
(nearly 10,000 persons)
• No hotel rooms within ¼ mile
Spending Potential
• $24 million total retail/restaurant
spending potential
• $36 million spending related to
small-format grocery (prepared
food), including residents within 5
miles
Core Demand
• Mixed-use, focused on office
worker and resident-oriented
convenience retail
Rings and Frantz Road Site
Washington
Twp
23
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2322
EMERALD PARKWAY/PARKWOOD PLACE
Consumer Types
• 2.1 million square feet of office
space, estimated 10,800 employee
capacity
• Highest proximate population
count of all three sites at 1,408
persons within ½ mile
• No hotel rooms within 1/2 mile
Spending Potential
• $22 million total retail/restaurant
spending potential
Core Demand
• Fast casual restaurant(s); limited
near-term opportunities due to
existing restaurants at Emerald
Towne Center
Emerald Parkway Site
24
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2524
RESULTS
Market-supported development
specific to each site was calculated
based on the following factors:
• Application of capture rates to
spending potential
• Average sales per square foot by
business type
• Demand is net of existing
development to avoid
cannibalizing existing businesses
It is common practice nationwide
to integrate housing in the
redevelopment of suburban office
parks. Consideration should be
given to the inclusion of housing
in one or more of the Frantz Road
redevelopment sites. Housing bolsters
support for commercial (retail and
restaurant) uses and improves
the overall financial feasibility of
redevelopment.
25
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2524
The intent of the Dublin Corporate
Area Plan is to help the district
to maintain its competitive edge
as a regional employment center
by introducing updated land use
strategies within the district. The
following goals will guide future
development and redevelopment.
• Encourage a variety of land uses,
focusing on needed amenities
to serve workers, nearby hotel
visitors, and residents.
• Apply placemaking principles
to encourage vitality within the
district.
• Use formal and informal open
spaces as organizational
and focal elements for
new development and
redevelopment.
• Support integrated infill
LAND USERECOMMENDATIONS
residential development at key
locations in support of office
development.
• Mitigate negative impacts of
new development on adjacent
neighborhoods.
• Position the planning area
as a well-connected district
(both walkable and bikable)
with service and recreational
amenities (open spaces) to
facilitate opportunities for
community interaction.
As a transition from the true
urban character of the emerging
Bridge Street District to typical
suburban style development, the
Dublin Corporate Area can merge
both developmental principles
(walkability and place-making
principles of Bridge Street District
and low intensity development
style of suburban office districts)
with great success. However, this
will require a targeted shift in future
land use strategies to complement a
renewed approach to site design and
redevelopment.
The land use philosophy for this
district is based on the transition
from the development patterns of
the past to better serve workforce
and residents of the future.
Allowing flexibility in land uses will
facilitate this transition as market
forces shift during next few years. It
is not anticipated that a large-scale
transformation will be immediate,
so this plan sets a framework for
changes as individual sites are
adapted to facilitate the uses for
today's office-focused sub-districts.
26
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2726
The recommended future land use
designation for the planning area
is Mixed Use Regional Center. This
overall designation creates flexible
use categories while establishing
opportunities for regional
destination users, neighborhood
commercial components, and
limited residential uses.
The Dublin Corporate Area is divided
in various sub-districts based on
the existing development patterns.
Each sub-district has a specific set
of opportunities and preferred
development outcomes. This will be
reflected in the proposed land use
categories for each sub-district.
Designating these areas for a
mix of uses will encourage the
potential for change and remove
barriers to a more integrated
development approach. A land
use designation as Mixed Use
Regional Center could accommodate
repositioning, while allowing for the
continuation of the most successful
aspects of the planning area.
While the land use recommendations
for each sub-district provide general
guidelines for new development
and redevelopment, site specific
land use policies are provided
on Page 33 for all undeveloped
sites within the planning area.
FUTURE LAND USE
CLASSIFICATIONS
The Plan continues to support
existing Flex Office/Research and
Development (TechFlex) west
of Emerald Parkway and Mixed
Use Urban Core (Bridge Street
District) along SR 161 and
includes four new Mixed Use
Regional Sub-Districts.
FLEX OFFICE/RESEARCH AND
DEVELOPMENT (TECH FLEX)
The Flex Office/Research and
Development Sub-District within
this planning area is part of the
larger district that extends west to
Avery Road as designated in the
Community Plan (2013). Within this
sub-district, there are additional
infill opportunities because of
proximity to the I-270/US-33
interchange. Additional office or
light industrial uses are appropriate.
General Uses
There are no additional
uses proposed.
MIXED USE URBAN CORE (BSD)
The Mixed Use Urban Core Sub-
District within this planning area
is part of the larger Bridge Street
District that extends east on SR 161
to Sawmill Road. Within this Sub-
District, there are additional infill
opportunities because of proximity
to the I-270/US-33 interchange.
Additional office and hospitality uses
are appropriate. Consideration should
be given to structured parking. The
frontage along Frantz Road should
continue to support neighborhood
commercial uses at key locations.
General Uses
There are no additional
uses proposed.
27
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2726
Future Land Use Sub-Districts Map
Washington
Twp
28
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2928
Metro/Blazer: Central open space and office
Metro/Blazer and Tuttle/Rings:
Hotel uses
Metro/Blazer and Tuttle/Rings: Restaurant uses
MIXED USE REGIONAL SUB-
DISTRICTS (MUR)
Mixed Use Regional Districts are
intended to provide concentrated
areas of high quality employment
facilities, integrated with or
adjacent to complementary retail
and commercial uses as well
as supporting residential and
recreational uses. These sub-districts
provide opportunities to introduce
amenities and walkable environment
for office workers, visitors, and
nearby residents.
MUR-1: METRO/BLAZER SUB-
DISTRICT
The Metro/Blazer Sub-District
exemplifies the challenges of the
“legacy” office development pattern.
Once a premier office district in all of
central Ohio, this district now has a
competitive disadvantage compared
to more newly developed office
areas, due to a lack of amenities,
low walkability, and an outdated
appearance. In addition, there are
practical difficulties for site access,
inefficient parking and site design
that must be remedied.
This sub-district does have great
promise due to the excellent location
and significant amount of Frantz
Road frontage. The introduction of
a mix of uses, additional roadway
connections, and strategic phased
redevelopment will reposition this
sub-district to succeed for future
generations. Appropriate uses include
office, residential infill on key sites and
mixed-use development along Frantz
Road. Road extensions should be
explored, linking Metro Place South
and Blazer Parkway, as well as Metro
Place North with Shier Rings Road.
General Uses
The Metro/Blazer Sub-District is an
office employment center for the City
as well as provides an opportunity
to introduce uses to support offices,
hotel visitors, and nearby residents.
Uses to include:
- Office
- Research & Development
- Personal services
- Retail
- Restaurant / Bar
- Entertainment
- Hotel
- Multi-family residential
MUR-2: TUTTLE/RINGS (NORTH
AND SOUTH) SUB-DISTRICT
The Tuttle/Rings Sub-District has
specific characteristics north and
south of Rings Road.
North of Rings Road the Tuttle/ Rings
Sub-District contains the largest
opportunity for new investment
given the amount of undeveloped
land. Appropriate uses include
additional corporate office within
the interior of the sub-district with
supporting retail services (coffee
shops), however a limited amount of
multi-story residential development
is supported (density not to exceed
30 du/ac) as a secondary use to office.
The large undeveloped site along
Frantz Road has been identified as a
key near-term development site that
could accommodate a mix of uses as
a neighborhood center.
South of Rings Road, the Tuttle/
Rings Sub-District contains a mix of
office, hospitality and limited retail/
restaurant uses. This sub-district
benefits from immediate interstate
access, as well as close proximity
to the Mall at Tuttle Crossing. There
are limited opportunities for infill
development; redevelopment of
existing buildings is not expected.
Residential development is not
appropriate in this portion of the sub-
district.
General Uses
The Tuttle/Rings Sub-District serves
as a transition from the Tuttle
Crossing area into the greater office
campus area.
29
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2928
Uses to include:
Tuttle/Rings North
- Office
- Office campus
- Retail
- Restaurant/bar
- Entertainment
- Multifamily
Tuttle/Rings South
- Office
- Office campus
- Retail
- Restaurant/bar
- Entertainment
MUR-3: EMERALD SUB-DISTRICT
The Emerald Sub-District is west of
I-270 and benefits from relatively
recent development. The new office
buildings do follow the typical
development pattern with large
individual buildings surrounded by
surface parking lots. While limited in
amenities and services, appropriate
uses will continue to be freeway-
oriented office development.
Between Emerald Parkway and
Parkwood Place, office uses are
appropriate at a density of no greater
than 20,000 sf/ac. Supporting uses
to office development such as
hospitality and retail/restaurant can
be introduced as recommended for
Site 2 on Page 33. Residential uses
are not appropriate in this sub-
district. The Plan continues to support
existing office development toward
southern end of the District.
General Uses
The primary focus of Emerald Sub-
District is Office.
Uses to include:
- Office
- Office campus
- Supporting retail services
- Restaurant
MUR-4: LLEWELLYN FARMS
OFFICE SUB-DISTRICT
The Llewellyn Farms Office Sub-
District differs in character given
its proximity to existing residential
neighborhoods. The appropriate land
use is lower density office, which
should remain its focus into the
future for area south of Rings Road.
Office uses should be supported
for vacant sites and any site that
is proposed for redevelopment.
Building heights should be limited to
two stories. When new development
occurs adjacent to a residential
neighborhood, setbacks and
buffers should be augmented using
appropriate landscaping.
General Uses
The Llewellyn Farms Office Sub-
District provides lower density,
office space for smaller and growing
companies. Uses other than office are
not appropriate in this sub-district
south of Rings Road.
Uses to include:
- Office
- This sub-district includes a portion of
undeveloped land currently outside
of the City's jurisdiction. Site specific
policies include Neighborhood
Commercial and single family
residential uses recommended on
Page 35.
BUILDING HEIGHTS
Based on the existing development
and future vision for the planning
area, the plan recommends
compatible building heights for all
districts
• 1 to 6 stories along Frantz Road,
providing a transition between
adjacent neighborhoods and
office or mixed use districts.
• 4 to 8 stories along I-270 frontage
for more extensive office
development.
• Varying building height for
adjacent structures along Frantz
Road to provide visual interest
and prevent uniform massing.
• Identical building heights for
structure located directly adjacent
to one another is discouraged
throughout all districts.
• 1 to 3 stories along Emerald
Parkway frontage transitioning
east to 4 to 8 stories along I-270
frontage.
Tuttle/Rings: Central open space walkway
Metro/Blazer and Tuttle/Rings:
Mixed use
Emerald: Office use
30
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3130
Building Height Guidelines Map
Washington
Twp
Note: Adjacent building heights, for structures
located directly adjacent to one another, are
encouraged to vary within the area guidelines.
4-6
2-3
4-6
31
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3130
The site specific policies provide
an additional layer of detail relative
to permitted land use types and
preferred development standards,
taking into consideration existing
development of adjacent sites,
freeway visibility, access, and nearby
residential neighborhoods. The
policies are organized by each site
as denoted on the accompanying
Undeveloped Sites Map.
SITE 1
This site is appropriate as an
extension of the restaurant and retail
node immediately to the north.
Uses can also include office and
neighborhood institutional uses such
Undeveloped Sites Map
Undeveloped Sites Map
RECOMMENDATIONS FOR UNDEVELOPED SITES
Washington
Twp
32
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3332
as a daycare center. The Site 1 should
continue the site design approach
of locating parking internally and
fronting building edges to the
roadways. Heights should range from
1 to 2 stories.
SITE 2
The land uses for Site 2 should
concentrate on office development,
to be compatible with the other
developed uses along Parkwood
Place. Supporting retail/personal
services (limited to a maximum
of 10,000 square feet) can be
introduced as a secondary use and
should be located at the south end
of the property in order to create
a retail cluster at the Emerald/
Woerner-Temple intersection.
Supporting hospitality uses are also
appropriate but only as a secondary
use to office. The site design
should be such that buildings are
fronting roadways with large shared
parking areas consolidated to the
rear. Stormwater and landscape
features should be integrated on
the site. Perimeter screening and
landscaping should still be the
primary component of the landscape
design. Heights should range from
1 story along Emerald Parkway
to a maximum of 3 stories along
Parkwood Place.
SITE 3
The primary uses for Site 3 should
be office, focused more toward
freeway office development. Heights
should range from a minimum of
4 to a maximum of 6 stories. Site
development should incorporate
storm water and landscaping
features in large clustered areas
throughout, in addition to perimeter
landscaping per code.
SITE 4
This area is also ideal for typical
office freeway frontage, with heights
ranging from a minimum of 4 stories
to a maximum of 8 stories. While
focused on office, development
of this site may also incorporate
other uses focused on research
and development or technological
advancements.
The portion of the site fronting along
Blazer Parkway has an opportunity
to provide for a variety of uses. It
should include additional office uses
or hotels and/or multi-family as a
secondary use. Supporting retail/
service uses can be introduced to
serve office employees.
Site development should incorporate
storm water and landscaping
features in large clustered areas
throughout, in addition to perimeter
landscaping per code. The treatment
of setbacks on the perimeter and
on Rings Road are most significant,
where buildings should front toward
major roadways with shared parking
located to the rear.
The area should incorporate site
design that enables more sustainable
development practices in parking
areas, while accommodating
pedestrian and alternative
transportation connections through
the site to Blazer Parkway for better
circulation throughout the district.
SITE 5
Office/tech, research and
development, and higher density
multi-family as a secondary use have
the opportunity to create an anchor
development within Site 5. The site
design should incorporate parking
toward the east since primary
frontages are on the west and north
edges. Building heights should be a
minimum of 1 story and a maximum
of 6 stories.
SITE 6
Site 6 currently supports office or
technology uses as this site is within
the office use district. Residential use
subordinate to office is appropriate
as well.
This site will have additional use
opportunities, if a proposed north-
south connector road links Metro
Center to Blazer Parkway. This would
create additional connectivity and
provide some relief to the traffic on
Frantz Road. This interior site should
have a minimum height of 4 stories
and a maximum height of 6 stories
and should include the sustainable
development practices mentioned
for other office development sites.
This site is also constrained by a
Stream Corridor Protection Zone.
SITE 7
Site 7 should continue to support
office development given its freeway
frontage. Minimum building heights
should be 4 stories with a maximum
height of 8 stories. Higher density,
infill multi-family, and hospitality
uses with limited commercial
services are appropriate to support
the adjacent office uses. Landscape
setbacks from the perimeter should
be a key site development element.
SITE 8
Site 8 is an immediate development
opportunity that can be a link
between the Bridge Street District
and the proposed changes at Metro
Center. Development of this site
should include a variety of uses
(during the planning process, a
development project was proposed
to include a hotel, with the future
potential of an adjacent office
building). Along the Frantz Road
frontage, mixed-use buildings
incorporating apartments, office,
retail and restaurant-destination
uses are particularly appropriate.
These would draw on the vitality of
the Bridge Street District. Building
heights should be a minimum of 4
stories and a maximum of 6 stories,
as permitted under the zoning district.
Standalone restaurant or retail uses
along Frantz should reflect a two-
story building height.
SITE 9
Site 9 is a short term development
priority currently owned by the City.
This plan contemplates possible
development approaches for
33
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3332
this site on page 37. In particular,
neighborhood-oriented retail
and restaurant uses (no bars) are
appropriate for the Frantz Road
frontage. Second story office is a
possible use as well. The overall site
design allows for a direct pedestrian
linkage to those uses to the west.
Alternate development scenarios
for the internal portions of the site
include offices and multifamily
residential. Along Frantz Road,
building heights should not exceed
two stories. For the balance of
the site, building heights should
be a minimum of 2 stories and a
maximum of 3 stories. Also, this site
is ideal for a small format grocery
with a footprint of about 15,000
square feet.
SITE 10
Site 10 is currently located in
Washington Township. It will
need to annex to gain access
to central utilities (water and
sewer) to accommodate any new
development. If Site 10 were to
annex to City of Dublin, the plan
supports neighborhood-oriented
retail and office uses along the Frantz
Road frontage limited to a total of
10,000 square feet and two stories
in height as transition and buffer
from Frantz Road. The remainder
of the site should be developed as
single family residential uses. The
new development should provide
Small format grocery example
pedestrian connections to adjacent
neighborhoods. The neighborhood
should be designed around
connected and integrated public
open space.
SITE 11
Site 11 is a single lot located within a
lower density office development. It
has limited access and visibility, and
is constrained by Stream Corridor
Protection Zone, as well as shallow
lot depth. The only appropriate use
for this site is office, with building
heights not to exceed 2 stories with
a flat roof and 1.5 stories with a
sloped roof. As part of the proposed
new development, this and other
sites adjacent to residential uses
should include additional buffering
requirements to minimize potential
impacts of new development.
SITE 12
Site 12 has the potential for a
number of possible uses. However,
it is constrained by significant
woodlands and a Stream Corridor
Protection Zone. All proposed uses
are supported on this site, including
hotel and office/tech. Heights should
range from 2 to 3 stories provided
natural areas are preserved and the
parking requirements are met.
Neighborhood-oriented retail example Example of low intensity office
34
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3534
SITE REDEVELOPMENT
Targeted areas of redevelopment will
introduce needed amenities and set
the framework for the transition of
the district. There are two key areas
detailed as near-term opportunities
along Frantz Road – the Rings Road
Area, and Metro Center.
Based on the results of the market
analysis and public input, the
concepts reflect real-world scenarios
Site redevelopment target areas
for strategic development. These
reflect the market demand and
aspirations of local workers and
residents for the area. In particular, a
mix of uses including neighborhood
amenities has been the focus.
The targeted areas that are illustrated
in this section are meant to
provide a framework for near term
development that is needed for this
area. There are any number of other
sites that are also candidates for
redevelopment in the planning area
going forward. These two areas were
selected as part of the process due to:
• High likelihood of immediate
development potential.
• High level of immediate positive
impact on the success of the
district.
CONCEPTSDEVELOPMENT
Emerald
Corporate
District
Washington
Twp
35
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3534
RINGS ROAD AREA
The large, undeveloped site at
Rings and Frantz Road presents
an immediate opportunity for
development. In 2018, the large
adjacent building will have a new
single-user tenant with thousands of
workers. That site and adjacent areas
are largely under-served for restaurant
or retail and could also generate
some additional demand for specialty
uses such as a small-scale grocer. This
site also has the advantage of fairly
high traffic volumes on Frantz Road,
attracting visitors from other areas
of the City to augment the market
demand of those adjacent to the
site. In late 2017, a large parking area
in the western portion of this site
is being built to accommodate the
new single-user tenant, and is being
undertaken as a separate project by
the City of Dublin.
Option A
Key aspects of the first option include:
• A full service “destination”
restaurant along Frantz Road.
This could be a large-volume
brewpub-style restaurant or some
other format that attracts large
lunch and after-work office trips.
It would also be a destination for
local residents later in the day and
on weekends.
• Service retail uses along Frantz
Road. These would be smaller
uses within stand-alone buildings,
primarily providing convenience
services to the nearly office
workers and residents.
• A linear walkable “spine” is
established to create an east-west
walking route to link the large
office building with amenities
along Frantz Road.
• Small-format grocery at Rings and
Frantz Roads. Market demand
indicates that a small-format
grocery could succeed here. This
would be similar to the limited
footprint, two-story models
currently being built elsewhere
in Central Ohio. That model relies
heavily on prepared foods and in-
store dining in addition to grocery
sales.
• Office uses around a central
green public space. The location
of these office buildings begins
to establish a pedestrian-scale
connection between the retail
uses on this large site.
Rings Road Development Option A
36
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3736
Potential development example: Mid-priced restaurant use with outdoor seating
Potential development example: Green space as organizing element for office development
37
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3736
Rings Road Development Option B
RINGS ROAD AREA
Option B
Key aspects of the first option include:
• A full service “destination”
restaurant along Frantz Road.
This could be a large-volume
brewpub-style restaurant or some
other format that attracts large
lunch and after-work office trips.
It would also be a destination for
local residents later in the day and
on weekends.
• Service retail uses along Frantz
Road. These would be smaller
uses within stand-alone buildings,
primarily providing convenience
services to the nearly office
workers and residents.
• A linear walkable “spine” is
established to create an east-west
walking route to link the large
office building with amenities
along Frantz Road.
• Small-format grocery at Rings and
Frantz Roads. Market demand
indicates that a small-format
grocery could succeed here. This
would be similar to the limited
footprint, two-story models
currently being built elsewhere
in Central Ohio. That model relies
heavily on prepared foods and in-
store dining in addition to grocery
sales.
• Office users around a central
green. The location of these office
buildings begins to establish
a pedestrian-scale connection
between the retail uses on this
large site.
• Residential uses anchor the
southern edge of the site and
introduces additional customers
to support the proposed
restaurant/retail amenities.
38
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3938
Potential development example: Small-format two-story grocery
Potential development example: Multifamily residential
39
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3938
Metro Center
Since 2018, several factors have
emerged that revealed the
importance of defining a unified
vision. Current planning efforts,
impact from the COVID-19 pandemic,
and changing occupancy status
presented a unique opportunity
to explore the potential for
redevelopment. In 2021, an Advisory
Committee embarked on a visioning
process to refine, strengthen, and
elevate recommendations for Metro
Center. While similar to the previous
study area, this effort focused
primarily on seven properties located
in the inner loop of Metro Place.
The Advisory Committee explored
potential themes and principles that
would guide future development.
These were discussed through a
series of workshops to identify
opportunities to strengthen the
overall vision. Topics including
sustainability, business cultivation,
community celebration, and
entertainment were explored. These
discussions directly shaped the
vision and conceptual development
scenarios identified in this section.
The Vision
The vision for Metro Center provides
insight on future development,
promotes the exploration of new
initiatives, and establishes principles
for growth. It focuses on accenting
the district's history of workspace
innovation to remain a district of
cultivation, embracing business
growth while fostering cultural and
technological initiatives.
Metro Center has cultivated the City's
workforce, serving as one of the first
premier office districts and the current
home to the Dublin Entrepreneurial
Center (DEC). As the City evolves, the
district has the potential to cultivate
a stronger sense of community
while retaining employment. The
district's identity will inspire a sense of
exploration into:
X Flexible / adaptable workspaces
promoting business incubation,
growth, and expansion.
X Sustainable initiatives, systems,
and processes focused on
reducing environmental effects.
X Workforce and a variety of
housing options to diversify the
City's current stock.
X Mobility and technology
programs that remain at the
forefront of innovation.
This vision is intended as a long-term
investment that would be realized
through incremental redevelopment.
Metro Center would likely evolve
through several phases depending
on private interest, local partnerships,
and strategic investment. However,
initiating this vision is possible
through partnerships with existing
property owners along Frantz Road.
Potential Development Example: Open office design
(Image Source: Juliusz Sokolowski)
Residential solar panel installation
(Image Source: Rolf Disch Solar Architecture)
40
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4140
Sustainable Building Materials(Image Source: Architecture and Design)
Autonomous Shuttle
(Image Source: Marco Verch)
Metro CenterDistrict: Frantz Road Redevelopment
Frantz Road Development
As the catalyst for the Metro Center
vision, this development would set
the precedent for realizing many
recommendations. This site has
significant redevelopment potential
with current vacancy and interest
from private property owners. The
focus of this first step is on activating
the Frantz Road corridor to create
an identity through new amenities,
housing, open space features, and
architectural character.
Key aspects include:
X Redevelopment of Frantz Road
frontage, encouraging buildings
closer to the corridor to activate
the public realm.
X Mixed-use development that
provides diverse spaces for
restaurants, retail, and services.
X Housing options for the local
workforce that are thoughtfully
designed and located.
X Quality, higher-density
development providing unique
architectural interest that
establishes a new identity for
Metro Center.
X Increased building height along
Frantz Road that varies between
structures (preventing uniform
heights) and transitions in scale to
surrounding neighborhoods.
X Consolidation of parking areas
to encourage sharing between
complementary uses.
X Reshaping the stormwater basin
into a natural stream amenity for
people to experience.
X Public art integration and
placemaking features that
integrate into public spaces.
X Infrastructure supporting
electric vehicles and alternative
transportation options.
41
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4140
Potential Development Example A: Mixed-use development along Frantz Road looking northwest
Potential Development Example B: Mixed-use development along Frantz Road looking northwest
42
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4342
Metro Center Redevelopment
As additional inner loop properties
redevelop, the vision extends from
Frantz Road to create a unique,
vibrant district. A stream corridor
integrates with development to
support stormwater runoff while
providing open space connections
for residents and workers. Infill
development encourages mixed-use
as a destination beyond the office
environment. Design features seek to
further integrate the inner loop with
other portions of the district including
potential connections across I-270
and south towards Blazer Parkway.
Key aspects include:
X Mixed-use development that
provides diverse commercial
spaces for restaurants, retail, and
services.
X Infill development utilizing
parking areas to provide
additional density while
supporting existing businesses.
X Quality, higher-density
development providing
architectural interest aligned with
a new identity.
X Variety of thoughtfully designed
and appropriately located
housing types to support the
workforce and community.
X Consolidation of parking areas
to encourage sharing between
complementary uses.
X Creation of a district-wide natural
stream amenity managing
stormwater runoff.
X Improved pedestrian connections
through sidewalk and trail
development between sites.
X Alternative and emerging
mobility options such as electric
vehicles connected throughout
the City and region.
Potential Development Example: New integrated housing options for residents and workers
(Image source: Wasatch Residential Group)
Potential Development Example: Natural stormwater management stream and amenity
(Image source: PACE, Inc.)
X Engaging architectural features
and public art that encourages
community interaction.
X Alignment with green building
practices and standards that
promote environmental
sustainability within the district.
43
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4342
Metro Center District Option A: Infill Development
Metro Center District Option B: Redevelopment
44
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4544
CONNECTIVITY
Changes in the planning area
will both require and provide the
opportunity for connectivity of
many types and scales. Improved
office occupancy combined with a
newly developed mix of uses will
happen in conjunction with increased
connectivity, and will enable updates
as development occurs and sites
evolve.
VEHICULAR
Roadway connections
Current access to the planning area is
predominantly vehicular. This access
relies on a roadway network that has
a limited number of connections to
the citywide roadway network, as
well as very limited interconnectivity
between sub-districts.
Input from community meetings
indicates a perception of traffic
congestion in the district today,
especially at peak travel times for
the predominately office-oriented
commercial district. In addition to
related studies for key intersections
(including Frantz Road and Bridge
Street), the City should study possible
secondary connections into and
within the planning area.
The connectivity diagram indicates
two linkages where vital roadway
connections could improve the
overall network and ease the traffic
burden on roads intersecting with
Frantz Road. This may also provide
better access options to proposed
retail/restaurant amenities considered
a primary need in this district.
Alternative vehicular
transportation
The transportation mode to
and within the planning area is
overwhelmingly the personal
automobiles. As the citywide mobility
study investigates additional options
throughout Dublin, this district should
be considered for primary service
of any alternative transportation
Insert image AV
approaches. This might include a
circulator system within the office
areas, whether driven in the near-term,
or autonomous in the future.
Transit connections
The planning area has very limited
connectivity to the regional transit
system. As the mobility study
investigates opportunities to improve
this linkage, the district should be
considered for primary service options.
This district also provides excellent
opportunities for improved regional
transit facilities such as improved
amenity stops. This is due to the high
concentration of office jobs as well
as existing and emerging service
sector jobs in the proposed retail/
restaurant/lodging uses. This district
also is accessed by what will be two
of Dublin's most densely developed
primary corridors - Frantz Road and
Bridge Street.
Autonomous Vehicles (AV)
Any roadway and vehicular
connectivity improvements must
take into account the significant
changes that will result from
imminent autonomous vehicle
technology. While the particular
requirements and opportunities
of this technology are not yet
defined, care to avoid overbuilding
incompatible infrastructure should be
a consideration based on future AV
adoptions rates.
ACTIVE TRANSPORTATION
Pedestrian site access
As the development pattern
transitions from single-use and auto-
dominant site design, this will be the
opportunity to introduce needed
pedestrian access to sites and within
the sub-districts.
In addition to sidewalks along
roadways, site design should be
oriented to create vibrant street edges
where possible. When retrofitting
large parking areas, pedestrian
connections within the lots and to
adjacent uses will be vital.
These pedestrian connections
will become key linkages into
the area from nearby hotel users,
links between office workers and
restaurants, and from the nearby
residential areas to the variety of
coming mixed-use options.
Shared-use path network
Dublin has a well-developed trail
network throughout the City, serving
both pedestrians and bicyclists.
The connectivity diagram indicates
additional areas where key linkages
are needed to the larger trail network.
The trail system will be developed
in conjunction with other roadway
improvements and redevelopment
Active transportation integrated into site - Burke Gilman trail
(Image source www.washington.edu)
45
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4544
Proposed Connectivity Diagram
sites, and should be augmented by
the proposed improvements to the
Frantz Road corridor streetscape.
Bicycle facilities
Bicycle facilities in coordination and
addition to the trail network can
be considered as part of the overall
mobility study. The connectivity
diagram indicates key locations to
interface the larger bicycle facility
network in this district.
In addition, bicycle parking can be
added throughout the planning area
as sites redevelop and additional
amenities are added, creating a larger
set of nearby destinations.
Existing shared-use path
Proposed shared-use path
Proposed road connection
Existing crosswalk
In addition, investigate the feasibility
of dedicated bike/alternative
transportation lanes along
Frantz Road to create alternative
transportation opportunities within
the district.
Washington
Twp
46
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4746
SUSTAINABILITY
SITE DESIGN
With a mix of previously developed
and greenfield sites in the planning
area, there are a variety of options
for incorporating intelligent
practices that can enhance the local
environment. These include:
• Stormwater Management.
• harvesting and reuse,
• low impact techniques,
• bioswales or natural water
features,
• pervious surfacing
• alternative or emerging
systems
• Smart irrigation systems.
• Smart lighting systems.
• Planting arrangements and
techniques.
• reduction of supplemental
irrigation
• soil volume for long term tree
growth
• Support for solar energy
collection.
Greenfield development
In the new development areas
of the district, a full suite of site
sustainability practices can be
implemented. In particular, multi-side
stormwater controls that function in
a more "regional" manner as well as
being publicly accessible greenspace
amenities are preferred.
Existing parking retrofit
Exiting parking facilities can be made
more efficient both from a parking
perspective and from the aspects of
stormwater controls. During efforts
to make existing adjacent lots more
efficient, creating larger grouped
areas of landscaping instead of a
series of small, inefficient islands
will be one significant improvement
among others that can be considered.
Removal of landscape island curbing
to encourage sheet flow can also
be incorporated into stormwater
management controls
Infill / site redevelopment
In new infill or site redevelopment
projects, all of the techniques for
implementing sustainability in both
greenfield sites and in retrofit sites
may be applicable. In particular, it will
be vital to link new developments to
existing greenspace and coordinated
infrastructure
BUILDING DESIGN
Both new and existing buildings
can contribute to the sustainable
movement:
• Energy efficient design for new
and retrofitted mechanical
systems,
• Use of local materials in new
construction and renovation
• Recycled or sustainable materials
for renovation projects
• Sustainable or alternative
materials in new construction
• Alignment with green building
practices and emerging trends
• Incorporation of materials that
assist with wind and solar energy
collection
• Water conservation through
selection of appropriate fixtures
for new and renovated facilities
TRANSPORTATION
Active Transportation
Incorporating active transportation
facilities and site access should
be a focus of all planning area
redevelopment. Site elements of
development should include:
• Provide ample and secure bike
parking and amenities.
• air hose
• repair tools
• changing stations
• bike lockers
• Ensure multi-use path systems
provide safe and easy access to
building entrances.
TECHNOLOGICAL
ADVANCEMENTS
National trends in personal
preferences are leading to changes
in mobility choices. Landowners can
contribute by providing preferred
spaces and facilities for low or no-
emission cars or carpoolers
Parking lot stormwater approach: Large island bioswale
47
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4746
Natural stormwater approach: Stream corridor and amenity
(Image source: PACE, Inc.)
Parking lot stormwater approach: Curb breaks to accommodate inlet flow; large central islands
48
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4948
FRANTZ ROADCORRIDOR
The Frantz Road Corridor has been
identified as in need of aesthetic and
functional updates. In particular:
• Landscaping has become
overgrown, lacks aesthetic
appeal, and blocks the view of
many uses.
• Signage is often physically
separated from uses and
ineffective.
• Active transportation amenities
for walking and biking should be
enhanced.
• Public and private landscape
treatment is inconsistent in terms
of design and quality.
Streetscape improvements along
Frantz Road should be part of
a larger strategy that can occur
in conjunction with corridor
redevelopment and/or as a separate
initiative by the City. Examples of
those improvements include:
• Creation of gateways at the
intersections with Bridge Street
and Tuttle Road.
• Landscape enhancements to
existing medians at targeted
intersections.
• Additional landscape
improvements to medians
between intersections.
• Accent paving at both existing
and proposed crosswalks.
Frantz Road corridor within planning area• Explore the potential of
dedicated alternative
transportation lanes along Frantz
Road to provide for multi-modal
options.
• Activation of the public realm
through gathering spaces,
architectural design, open spaces,
and other similar features.
• Integration of public art features
near gateways or within public
open spaces.
Washington
Twp
49
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4948
Potential 5-Story Development along Frantz Road at Metro Center (looking north towards SR-161)
Potential 6-Story Development along Frantz Road at Metro Center with improved corridor (looking north towards SR-161)
Potential 4-Story Development along Frantz Road at Metro Center (looking north towards SR-161)
50
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5150
Frantz Road and Metro Place South - EXISTING
FRANTZ ROAD TYPICAL IMPROVEMENTS
Frantz Road and Metro Place South - With RECOMMENDED improvements
51
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5150
LANDSCAPE SCREENING
One of the most recognizable
landscape features in Dublin is the
existence of intense screening along
the public rights-of-way. Zoning Code
requirements have established an
aesthetic that appeals to residential
and commercial citizens alike. As
one of the earliest commercial
development corridors in the City,
Frantz Road is also home to the some
of the most mature landscapes.
Many of the commercial properties
along the corridor could benefit from
the rejuvenation of the streetscape
by pruning, replacing or otherwise
enhancing dense overgrown buffer
plantings. The City should consider
programs to incentivize participation
in planting enhancements along this
corridor. Examples include:
• An expedited administrative
review process.
• Matching low interest / no interest
grants or loans.
• Educational outreach to property
owners and building managers.
Dense landscape screening along property frontages obscures view of
businesses from Frantz Road.
Existing landscape is often overgrown creating a "tired" appearance.
Overgrown landscaping can detract from a property's appearance instead of enhance it.
52
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5352
PEDESTRIAN CONNECTIVITY
Stakeholder and community input
indicated the desire to improve
pedestrian connectivity along the
corridor. Existing sidewalks and
multi-use paths provide an excellent
infrastructure to build upon.
Possible additional enhancements
should focus on ease of access from
neighboring residential areas to
existing and proposed businesses.
Specific examples cited include:
provide clear crossing points at
intersections, painted crosswalks, and
user activated or automated crossing
signals, etc.
In addition to existing crosswalks at
signalized intersections, potential
crossings at Cramer Creek Court
and Parkcenter Avenue should be
evaluated as pedestrian activity
in the district increases with
new development. Additional
consideration should be given to
providing ease of access to main
entrances of buildings from the
public right-of-way.
Existing Crosswalk
Existing Shared-
Use Path
Existing Sidewalk
Existing and proposed pedestrian circulation along Frantz Road
Washington
Twp
53
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5352
Existing medians limit opportunities for pedestrian crossings
Future pedestrian crossings could be evaluated where Frantz Road intersects with Parkcenter Avenue and Cramer Creek Court
Automated pedestrian crossing signal
54
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5554
SIGNS
A relatively low percentage of
businesses in the Frantz Road corridor
portion of the planning area have
direct frontage along Frantz Road. As
part of the City’s signs and wayfinding
standards thought should be given
to providing shared signs, sub-district
branding and other opportunities for
businesses to be identified along the
primary access corridors, consistent
with applicable codes.
Existing wayfinding signage is limited and inconsistent.
Many signs are not positioned to clearly show a connection to the businesses they serve.
Examples of shared-use monument signs
55
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5554
STREETSCAPE IMPROVEMENTS
Streetscape improvements along
Frantz Road should be part of
a larger strategy that can occur
in conjunction with corridor
redevelopment and/or as a separate
initiative by the City. Examples of
those improvements include:
• Creation of gateways at the
intersections with Bridge Street
and Tuttle Crossing Boulevard.
• Landscape enhancements to
existing medians at targeted
intersections.
• Additional landscape
improvements to medians
between intersections.
• Accent paving at both existing
and potential crosswalks.
Proposed Gateway
Proposed Median
Landscaping
Enhancements
Proposed streetscape improvements along Frantz Road
Washington
Twp
56
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5756
The intersections of Frantz Road with Tuttle Crossing Boulevard and Bridge Street are opportunities
for enhanced landscaping and distinct signage to create gateways into the Frantz Road corridor.
Proposed examples of enhanced landscaping in medians
Examples of crosswalks with ornamental paving
57
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5756
The Implementation Chapter
identifies actions necessary for
implementing the vision reflected
in the Dublin Corporate Area Plan.
This plan outlines a framework to
reposition this district for another
period of success, realizing that long-
term changes to the planning area
will likely be more comprehensive in
scope. In the near term, the planning
area can be repositioned through
strategic interventions, targeted
development and regulatory
updates.
UPDATE ZONING
X Prepare and adopt a new zoning
classification for the planning
area, establishing consistent
standards that vary amongst the
several PUD and standard zoning
districts.
• Prioritize adopting new
zoning districts with focus
sites, such as Metro Center, to
support development.
• Collaborate with private
property owners and
developers on new zoning
regulations, especially for
focus sites. X Emphasis placemaking as a
review criteria. X Incorporate new surface parking
lot landscaping requirements
consistent with the intent of this
Plan. X Provide technical assistance
to property owners/managers
regarding on-site landscape
maintenance, including revising
landscape plans consistent with
new standards.
PREPARE AND ADOPT
DEVELOPMENT AND DESIGN
GUIDELINES
X Prepare and adopt guidelines that
illustrate the design intent of this
plan and the new zoning district. X Support new development that is
consistent with this plan and the
context of individual sites. X Encourage design creativity
for sites and new construction,
consistent with the adopted plan
and guidelines.
PROMOTE “GREEN” APPROACHES
X Require more sustainable
approaches to parking lot and
site design than currently utilized,
such as pervious pavement and
biocells, to improve the quality
and decrease the quantity
of stormwater runoff while
potentially adding parking
spaces.
• Evaluate new stormwater
management systems
with new development or
redevelopment, especially
within focus sites.
• Explore the removal or
redesign of the regional
stormwater system within
Metro Center to stimulate
redevelopment. X Encourage the use of solar and
wind as power sources to support
individual buildings. X Identify incentives to extend
such solutions beyond “minimal”
applications, such as no interest
“green” loans or grants for
experimental solutions.
REFRESH FRANTZ ROAD
CORRIDOR
X Allocate funds to design
and construct streetscape
improvements. X Work with property owners
during design and construction.
DEVELOP ACTIVE
TRANSPORTATION
INFRASTRUCTURE
X Build an interconnected walking
and biking network, extend
walking and biking trails into sites
in conjunction with open space
amenities. X Provide multi-modal, and last-
mile transportation options X Explore construction of mini
multi-modal hubs. X Seek extension of COTA transit
service throughout the planning
area.
IMPROVE CONNECTIVITY
X Create additional roadway
connections. X Ensure pedestrian and
bike connections in all
redevelopment.
IMPLEMENTATION
REGULATORY
MOBILITY
58
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5958
DEVELOP A COMPLEMENTARY
MIX OF USES.
X Create amenities that will
improve office competitiveness,
reduce vehicle trips and increase
productivity. As identified in the
market analysis, there are existing
underserved markets and gaps in
certain uses.
• Initial target sites and
general development
approaches have been
identified based on existing
market demand
• Conduct proactive outreach
to property owners to
promote the concepts and
seek potential partners for
redevelopment
• Design and implement a
neighborhood center design
solution for the Rings-Frantz
site.
REDEVELOP EXISTING SITES WITH
QUALITY SITE DESIGN
X Encourage redevelopment of
major sites consistent with this
plan to provide more efficient
building and parking layouts;
factor building life cycles.
SUPPORT TECHNOLOGY AND R+D
BUSINESS INVESTMENT
X Continue expansion of Dublink
throughout the planning area as
opportunities arise and to retain
and attract business.
PROVIDE INTEGRATED AND
DIVERSE HOUSING OPTIONS
X Support new and diverse housing
options tailored to the local
workforce through zoning and
policy decisions.
SITE IMPROVEMENTS
REDEVELOPMENT
MIX OF USES
BUILDING ARCHITECTURE
OPTIMIZE PARKING
SITE ACCESS
SITE IMPROVEMENTSDEVELOPMENTREGULATORYMOBILITYZONING UPDATE
DEVELOPMENT & DESIGN GUIDELINES
"GREEN" APPROACHES
FRANTZ ROAD CORRIDOR
TRANSPORTATION INFRASTRUCTURE
REFRESH BUILDING
ARCHITECTURE
X Collaborate with building
owners on potential architecture
“facelifts;” investigate incentives. X Encourage the reorientation of
building entries to maximize the
use of existing parking.
CONSOLIDATE PARKING AND SITE
ACCESS
X Encourage the combined/shared
parking areas to maximize the
efficiency of parking. X Encourage combined/
shared drive access areas to
maximize efficiency and allow
complementary development.
OPTIMIZE PARKING FOR EXISTING
SITES
X Encourage property owners to
identify opportunities to expand
parking adjacent to or within
sites, while following quality site
design approaches and meeting
the goals of the City for landscape
screening. X Anticipate the potential for
reduced parking demands in the
near future.
SUPPORT DEVELOPMENT
CONCEPTS FOR FOCUS SITES
X Permit varying building height
between two- to six-stories along
Frantz Road, within Metro Center,
through the new zoning district. X Encourage a new identity for
Metro Center that aligns with the
future vision for the district. X Support redevelopment or infill
development opportunities that
realize recommendations for the
development concepts.
DEVELOPMENT
59
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5958
TASKS
5+ YEARS2-4 YEARS1 YEAR
Market sites for redevelopment
Adopt new zoning district
Support new housing types
Create incentive program
for exterior improvements
Support development concepts,
specifically Metro Center
Utilize site efficiencies
where near-term parking
is needed
Encourage open sites for redevelopment
Adopt new zoning district
Collaborate with private property
owners on potential redevelopment
Coordinate development
for identified target sites
Coordinate retrofitting
of new entries / door locations
Coordination with new
outdoor greenspace amenities and
restaurant access
Coordinate reworking of
office parking areas
Coordinate reworking of
office site access
Coordinated site access
for new development
Coordinate retrofit development of
combined office sites
Addition of amenity greenspace and uses
Coordinate wholesale
redevelopment of
obsolete sites
Coordinate wholesale
redevelopment of
obsolete sites
Compatibility with a mix
of uses
Coordinate wholesale
redevelopment of
obsolete sites
Coordinate wholesale
redevelopment of
obsolete sites
Coordinate wholesale
redevelopment of
obsolete sites
Adopt new zoning district
Mandate green approaches in site
design through the Zoning Code
Explore removal or redesign of
Metro Center stormwater system
Adopt new zoning district
Prioritize focus site rezonings,
specifically Metro Center
Encourage new
development consistent
with this plan and context
of individual sites
Coordinate retrofitting
of new entries / door locations
Coordination with new
outdoor greenspace amenities and
restaurant access
Provide technical
assistance to property
owners and developers
Ongoing implementation
Identify incentives to
extend green solutions
beyond "minimal" application
Ongoing implementation
Allocate funds for design
Create detailed
improvements plan
Outreach to property owners
Study connectivity
options
Allocate funds for
construction
Implement improvements
Outreach to property owners
Implement local transit solution
Implement bicycle
infrastructure
Expand COTA service
Ongoing maintenance
Construct roadway connections
Implement AV technology
60
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6160
In order to guide retrofitting
of existing sites and future
redevelopment, basic design
guidelines are suggested. Updates
to the Future Land Use Plan and
elements of the Zoning Code
will create specific site standards.
Guidelines will supplement those
standards in a more flexible format,
being rapidly adjustable to site-
specific issues and distinguished
between sub-districts.
PLACEMAKING
The City has recently adopted a
Complete Streets resolution that
memorializes its commitment to
developing a walkable, pedestrian
friendly environment that augments
the placemaking strategies of the
Dublin Corporate Area Plan. While
some placemaking occurs due to
community programing, such as a
festival or a sculpture installation,
or as the serendipity as a place
evolves, the Plan recommends
retrofitting and re-organizing
existing development to increase
opportunities for community to
interaction.
• New development should
include spaces designed to
facilitate interaction and public
gathering.
• These spaces should be-
• Inviting and rich in details;
• Adaptive, unique, accessible,
and safe;
• Opportunities for community
activities and destinations;
• Collaborative and sociable;
• Context specific to each sub-
district's character; and,
• Supportive of the identity
and vision for focus sites.
PRINCIPLESDEVELOPMENT + DESIGN
Street furniture and spaces encourage interaction
Streetscape and spaces encourage interaction
61
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6160
SITE DEVELOPMENT
• Buildings should be located
adjacent to the public rights-of-
way, locating parking primarily to
the rear where possible.
• Negative impacts of site lighting
on adjacent areas should be
reduced.
• Service functions should be
strategically placed to minimize
negative impacts on the public
rights-of-way and other public
spaces.
• Landscaping along roadway
edges should be lined with shade
trees and provide a rhythm and
identifiable character for the road.
• Median plantings should
remain low and block
opposing headlights where
appropriate.
• Use flowering trees to enhance
roundabouts and intersecting
roadways.
• Pedestrian routes should be
designed through parking areas
and separated by landscape
elements where possible.
• Pedestrian access should be
accommodated from parking
areas to building areas and
between adjacent buildings and
uses.
• Pathways and sidewalks should
be located throughout, creating
linkages within and to adjacent
sites.
• Bicycle access should be
accommodated and encouraged
in site design.
BUILDINGS
• Entrances shall be located along
the public rights-of way and in
areas most easily accessed by
parking areas.
• Building lighting may be used to
enhance architectural features
and to indicate the location of
entries.
• Mixed-use buildings are
encouraged where appropriate.
• Architectural variety is preferred
in the Mixed Use Regional District.
Project designers are encouraged
to try to find elements to tie into
Walkway through parking area, linking to front entrances
Architectural variety complements the traditional portion of the building
Bicycle facilities integrated into sitesPedestrian facilities integrated into sites
62
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6362
• Repetitive use of a single
building type, scale, mass, or
material should be avoided to
ensure architectural interest.
• Placement should allow
buildings to engage the street.
• Natural materials such as
the surrounding architecture but
not imitate any other buildings
that are in the district.
Massing
• The massing of the buildings
should be dynamic. Flat
and box-like massing is
discouraged.
• Building entries should be
clearly indicated.
Transparency
• A high degree of
transparency is encouraged.
Scale
• Buildings should be designed
for human scale.
• Scale should be considered
in the overall context of the
district based on site location.
• Building height should vary
for adjacent structures to
prevent uniform massing,
scale, and form.
• New construction along the
Frantz Road corridor should
transition and connect with
adjacent building form.
ARCHITECTURAL DIVERSITY
The City has continually emphasized
high-quality architecture and
building materials. The planning
area should provide a visible
reference to Dublin’s stated vision
of being a “Vibrant, Innovative, and
Engaged Community.”
• Building forms should be
complementary and not
redundant, as well as provide
flexible spaces.
• Building should accommodate
changes in use and emerging
work styles such as hybrid or
remote working.
• Buildings should articulate
the function and activities of
each sub-district in terms of
character, massing, materials,
and landscaping.
• Buildings should be compatible
with neighborhoods and
districts relative to architectural
character, massing, placement,
height, and landscaping.
Glass and metal as exterior building materials; high degree of transparency
High degree of transparency
Dynamic building massing
Extensive use of glass as exterior material
stone, provide a reference to
Dublin’s history, glass provides
interactivity; however, use of
other compatible materials such
as woods, metals, and other
innovative materials should be
encouraged to provide interest
to the building mass.
63
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6362
BUILDINGS: EXTERIOR
MATERIALS
• Natural materials are
encouraged; those emulating a
natural material are discouraged.
• Sustainable materials are
encouraged in new construction
that upholds high-quality design
and character.
Brick
• Natural brick is encouraged
as an external material based
on scale and location.
• Other clay products such as
terracotta tiles may be used
as appropriate, as well as
stone.
Stone
• Natural stone or natural
stone veneer is appropriate
based on scale and location.
• Stone may be used in
conjunction with other
materials like glass or brick.
• Stone sills and lintels
are an effective external
building component when
incorporated into facades
with other materials such as
brick.
Wood
• Wood is a possible exterior
material, depending on its
application and the scale of
the structure.
• Wood can have applications
such as framing around
building features.
• Traditional wood siding
profiles should only be
used on smaller-scale and
traditionally designed
structures.
Brick and glass as exterior building materials
Wood and metal as exterior building materials
Concrete and glass as exterior building materials
64
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6564
Glass
• The use of glass is
appropriate based
on scale, location,
compatibility with other
building material and
architectural style.
• Use of transparent
(non-opaque) of glass is
encouraged throughout.
Metal
• Metal may be used as a
building material based
on appropriate scale,
location and compatibility
with other building
materials.
• Metal should be more
“solid” in character with
a minimum thickness of
¼” – break metal and
other easily warped metal
applications should be
avoided.
Concrete
• Concrete may be used
as a building material
if finished in a stylized
architectural manner.
• Concrete should be used
as a component of an
exterior materials strategy,
incorporating other
natural materials.
• Large-scale openings and
window transparencies
should be inherent in
the design of a building
relying on concrete as a
primary exterior material.
SITE ACCESS
• Sites should be designed to
share vehicular access with
adjacent sites as part of a
larger access strategy.
• Individual entry features/
entrances are discouraged
in favor of collaborative site
designs.
• Site access should be oriented
in a grid-like street pattern,
whether public streets or
private on-site drives.
Access points should serve multiple office buildings/sites
Permeable pavers in parking areaShared "green" parking lot
Bicycle parkingDedicated bicycle facilities
65
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6564
PARKING
• Shared parking across joint sites
is highly encouraged.
• Parking decks and garages
integrated with site design are
encouraged where economically
feasible.
• Encourage the use of alternative
transportation through site
design (such as an office
circulator shuttle) to lower
parking demand.
• Emerging technologies such as
autonomous or electric vehicles
could lower parking ratios and
should be closely monitored.
• The use of permeable paving
materials is encouraged.
• Small landscape islands within
parking lots are discouraged.
• Incorporating sustainable
practices within parking areas is
encouraged.
• Solar shades.
• Pervious paving.
• Bioswales, rain gardens and
other stormwater controls.
• Parking areas should be well lit.
ACTIVE TRANSPORTATION
• Bicycle racks should be installed
near primary building entrances.
• Multi-use pathways should
link sites and extend into each
site to provide direct access to
buildings.
• Indoor bike facilities such as
showers and lockers should be
considered.
OPEN SPACE
• Open Space as an organizational
and focal element is highly
encouraged.
• Usable open space should be
incorporated in close proximity
to all uses.
• Open space should include
multi-use paths, seating, and
other passive and limited active
recreation uses.
• Stormwater features can be
integrated into open space to
provide park amenities.
Incorporated open space and stormwater features
Landscape median Landscape clustered at entry
LANDSCAPING
• Site landscaping should be
consolidated into areas large
enough to support successful
plant growth. Small landscape
islands within parking lots are
discouraged.
• Larger, linear landscape islands
are encouraged, particularly
those integrated into an overall
stormwater quality and control
system.
• Landscape areas may be curb-
less as needed to contribute to
stormwater quality and controls.
• Landscape screening adjacent to
the right-of-way is encouraged.
• Landscape screening between
adjacent parking lots should not
be in excess of that throughout
the parking areas and should
allow pedestrian access.
• Landscape mounding is not
encouraged and should involve a
gradual slope toward the public
right-of-way when utilized.
• Landscape elements should
be used within parking lots to
create pedestrian pathways to
entrances.
• Regular maintenance of
landscaping is encouraged. This
includes limiting hedgerows
to heights low enough to see
above when walking, thinning
trees near buildings that obscure
signage and entries, and regular
DRAFT COPY66
maintenance of screening along
the rights-of-way.
• Natural features such as tree
stands, tree rows and stream
crossings should be preserved
and incorporated into site
design.
SIGNS
• Overall district branding could
improve the identity of the
planning area and sub-districts.
• Coordinated wayfinding signs
can be used to improve the
function of the entire planning
area .
• Overall wayfinding should be
encouraged for each sub-district.
Examples of creative monument signs
67
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DUBLIN CORPORATE AREA PLAN
CITY OF DUBLIN, OHIO
DIVISION OF PLANNING
DEPARTMENT OF DEVELOPMENT
CITY OF DUBLIN, OHIO
DIVISION OF PLANNING
DEPARTMENT OF DEVELOPMENT
Dublin Corporate
Area Plan
Special Area Plan (2018)
2
CITY OF DUBLIN
PLANNING DIVISION
5800 SHIER RINGS ROAD
DUBLIN, OH 43016
100 NORTHWOODS BLVD., SUITE A
COLUMBUS, OH 43235
5800 SAWMILL RD, SUITE 220
DUBLIN, OH 43017
85 E. GAY STREET, SUITE 200
COLUMBUS, OH 43215
A special area plan is a long range vision that establishes offi cial City policy to guide
future public and private decisions regarding development and infrastructure. It
provides schematic representations of potential development areas at a variety
of scales and levels of detail, and include recommendations for compatible land
uses and design guidelines as may be appropriate to the area. It is to be used as
a general guide for land use planning concepts, and should not necessarily be
interpreted or applied literally. It is a vision that seeks to inform development over
next several decades. It is an addendum to the Dublin Community Plan, 2013.
1
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1
TABLE OF CONTENTS
Project Overview 2
Existing Conditions 5
Public Input 15
Market Analysis 19
Land Use Recommendations 25
Development Concepts 34
Frantz Road Corridor 50
Implementation 59
Development & Design Guidelines 62
2
2
OVERVIEW
PROJECT
The City of Dublin’s offi ce space has
been considered some of the best
in Central Ohio for the past 40 years.
Like many suburbs, Dublin fostered a
Class-A offi ce model off ering freeway
visibility, easy automotive access,
an abundance of free parking and
idyllic offi ce “parks” with manicured
landscaping and large stormwater
ponds. As they have aged, this
development model is having an
increasingly diffi cult time competing
with offi ce space in more vibrant,
amenity-rich environments.
The Dublin Corporate Area Plan
builds upon a study of Dublin’s
legacy offi ce parks – including Metro
Center and the businesses along
Frantz Road and Blazer Parkway –
and presents a long range vision
that seeks to determine ways to
improve these areas for businesses,
employees and residents, as well
as encourage additional private
investment that benefi ts the entire
community.
Several major changes have occurred
nationally in the past decade that
present a challenge to the standard
suburban offi ce model in both the
quantity and quality of the offi ce
experience. The fi rst is a shift in
the perceived and actual parking
demand for certain users that now
utilize a much higher employee-
per-square-foot ratio than when
parking ratios were fi rst developed.
The second is the consistent increase
in employee desires for nearby
convenience and entertainment
uses, as well as other amenities.
National studies show that today’s
employees expect to be able to walk
to lunch, fi tness centers and other
services from their workplaces. At the
same time, integrated housing within
offi ce parks has become a growing
trend around the country with the
goal of creating a true mixed use,
walkable environment that sustains
businesses. The challenge for older
offi ce parks is to fi nd the space for all
of these uses, as well as the facilities
that support walking, biking and
transit connectivity.
This 30 to 50 year vision seeks to
provide successful revitalization for
the Dublin Corporate Area, while
pointing the way toward future
opportunities and sustainable
development.
PLANNING GOALS
The following goal statements serve
as the policy foundation for the
Dublin Corporate Area Plan.
• Reposition the “legacy” offi ce
sites for success by encouraging
new investment, as well as
reinvestment in existing
buildings.
• Create a walkable, mixed
use environment with the
commensurate amenities, while
recommending places for infi ll
and new development.
• Use formal and informal open
spaces as organizational
and focal elements for
new development and
redevelopment.
• Apply placemaking principles
to encourage vitality within the
district.
• Identify under-served markets
and the related opportunities
for attracting new private
investment.
• Establish a strategy to “refresh”
the Frantz Road streetscape
that better refl ects the gateway
nature of this important corridor.
• Recommend mechanisms to
ensure additional development
along Frantz Road does not
adversely impact neighborhoods
to the east.
• Recommend zoning
tools to ensure successful
implementation of the vision
and plan recommendations,
while providing new zoning
protections for adjacent
neighborhoods.
• Introduce consistent and
compatible architectural and site
design guidelines for the entire
district.
3
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3
REGIONAL CONTEXT
4
4
RECENT SPECIAL AREA PLAN
WEST INNOVATION DISTRICT
The western edge of Dublin is an
area poised for signifi cant change.
The West Innovation District contains
1,100 acres of land between Avery
Road, Houchard Road, Shier Rings
Road, and State Route 161/Post Road.
The District is a key priority of the City
and is targeted for offi ce, research,
laboratory and clean manufacturing
uses. In particular, the District is
home to the Dublin campus of Ohio
University, which is intended to grow
to over two million square feet of
development. Just as Dublin has
grown and changed signifi cantly over
the last few decades, technology and
the way business is conducted has
also evolved.
COMPLEMENTARY PLANNING PROJECTS
Map of Dublin business districts
PLANNING AREA CONTEXT
The planning area is approximately
987 acres and primarily consists
of large offi ce campuses that
developed during the 1970s to
1990s. Placed along I-270, these
“outerbelt” sites were considered
premium locations for suburban
offi ce development during this time
period because of high visibility and
the focus on vehicular access.
Since the origins of this district,
Dublin has expanded considerably,
adding districts further northwest
that focus on more targeted uses.
These uses, such as technology and
medical offi ce, have been aided by
public infrastructure investments to
strengthen those markets. Dublin is
also well underway in transforming
the city core into a thriving and
walkable mixed-use environment
with the development of the Bridge
Street District. Unfortunately the
planning area has languished as
times, preferences, and technological
needs have advanced.
5
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5
The Dublin Corporate Area is
characterized by a typical offi ce
campus development pattern. The
planning area is from West Bridge
Street on the north, Emerald Parkway
on the west, Frantz Road on the east,
and Tuttle Crossing Boulevard on
the south. This incorporates areas on
both sides of the I-270 corridor and
is adjacent to several Dublin districts
including the West Bridge Street
District to the north and the Tech
Flex District to the northwest.
General characteristics of the
planning area include:
• Large-scale corporate offi ce
development.
• Highway-oriented “legacy” offi ce
campus sites.
• Segregated land uses.
• Auto-oriented site design.
• Limited roadway connectivity.
• Limited public use open space.
The planning area is largely
developed, but also contains some
signifi cant vacant sites. In addition,
the current development pattern
provides some redevelopment and
infi ll opportunities.
CONDITIONS
EXISTING
Dublin Corporate Area Plan: Planning Area
6
6
EXISTING LAND USE AND ZONING
The Dublin Corporate Area
encompasses 987 acres on both
sides of I-270. The largest land
use within the planning area is
corporate offi ce. The designated
land uses associated with this offi ce
development are Standard Offi ce
and Premium Offi ce, which also
constitute the most prevalent of the
land use categories in the planning
area.
In the southern and northern
portions of the planning area,
General Commercial areas introduce
a wider mix of commercial uses,
intermingling with hotels, medical
offi ces, and some restaurant and
retail. There is also a small area of
General Commercial in the western
portion of the planning area, at Rings
Road and Emerald Parkway, that
includes a small restaurant/retail
cluster.
The northwest corner of the
planning area incorporates General
Industrial for several sites. This serves
as a transition to the adjacent Tech
Flex District.
There are limited Parks/Open Space
as well as Civic uses throughout the
planning area. Some of the larger
areas designated as Parks/Open
Space are stormwater features for
the Metro Center offi ce campus with
limited recreation opportunities.
To the west and east of the site
are residential neighborhoods,
predominantly single-family
residential homes.
To the north is West Bridge Street,
which provide opportunities for
physical connection to the planning
area for compatible development.
To the south of the planning area
is the Mall at Tuttle Crossing, auto-
oriented restaurant/retail, and
multi-family residential in the City of
Columbus.
Land Use Category Number
of Parcels
Total
Acreage
% of Total Land
Use Area
Civic/Public Assembly 2 7.9 1.1%
General Commercial 11 58.4 7.9%
General Industrial 8 32.4 4.4%
General Institutional 1 5.2 0.7%
Parks/Open Space 9 27.1 3.7%
Premium Offi ce/Institutional 11 309.4 42.0%
Rural Residential/Agricultural 1 13.1 1.8%
Standard Offi ce/Institutional 6 146.6 19.9%
Transportation 3 3.4 0.5%
Vacant/Undeveloped 15 133.1 18.1%
736.6 100.0%
Washington
Twp
7
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 7
Existing Land Use Map
Washington
Twp
8
8
NATURAL ASSETS
There are a number of small
creeks that create a series of sub-
watersheds throughout the planning
area. Most property adjacent to
the creeks have been developed.
Cosgray Creek crosses Frantz Road
and does provide an opportunity
for a green linkage through the
planning area.
To preserve environmentally
sensitive areas along streams
and creeks, the City of Dublin's
Stormwater Management Design
Manual requires Stream Corridor
Protection Zones and provides
additional guidelines regarding
mitigating the impacts of new
development on preserved areas.
The natural tree canopy in the area
consists of some preserved tree
rows and tree stands scattered
throughout the planning area. These
natural and aesthetic remnants
of the previous farmland uses are
natural assets and a link to the
legacy of the area.
Existing street trees
Existing stream
Floodway
1% Annual chance fl ood
0.2% Annual chance fl ood Natural Assets Map
Washington
Twp
9
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 9
Extensive landscaping installed over
several decades have created tree
canopies that have matured into
excessive growth and unmanicured
streetscapes.
PARKS AND OPEN SPACE
There is limited parkland in the
planning area. The major feature
is the Field Of Corn public art
installation at Rings and Frantz Road.
Most other open space is part of
the larger stormwater systems of
offi ce campus areas. The largest of
these is at Metro Center where the
open space is a series of ponds that
includes some passive recreation and
walking trails.
STREET NETWORK AND RIGHT-
OF-WAY CHARACTERISTICS
The roadway system in the planning
area consists of the I-270 corridor
and some large collector roads, with
limited linkages between them.
The roadways that provide entry/
exit for I-270 carry heavy volumes
as a result. Other primary roadways
serve as access points to diff erent
offi ce areas, without many direct
interconnections.
Frantz Road
Frantz Road is a vital north/south
corridor for the City. It serves as the
primary link between Bridge Street
and the southern portions of the
City and serves as a central spine
between I-270 and the Scioto River.
Frantz Road is the only access point
for Metro Center into the larger
roadway network. It also serves as
one of only three signifi cant access
points (along with Rings and Blazer)
for all the development east of the
I-270.
The typical Frantz Road character
includes sidewalks or trails. In many
places there are large setbacks
along the roadway with mature
landscaping sometimes obscuring
the buildings behind. In other
locations there are large parking lots
or stormwater facilities.
Emerald Parkway
Including a series of roundabouts,
Emerald Parkway is an important
part of the overall roadway linkage
along the outer portion of the I-270
corridor. This road serves as a north-
south regional connection and
provides access to the offi ce and
industrial uses on the west side of
I-270. In addition, Emerald Parkway
marks a transition point, where the
scale of development changes on
the west side of the corridor from
offi ce to residential neighborhoods.
Tuttle Crossing Boulevard
This is a major highway-oriented
commercial corridor, linking I-270 to
the southern portion of the planning
area. Tuttle is characterized by
numerous travel lanes and turning
lanes, and auto-oriented access to
individual sites. Serving the mall,
high-volume restaurants, and hotels,
Tuttle Crossing Boulevard gets
narrower as it proceeds east to Frantz
Road.
West Bridge Street
The portion of West Bridge Street
adjacent to the planning area is a
major highway corridor, providing
linkage to I-270. The current study
for West Bridge Street seeks ways
to reduce the impediments for
pedestrians along that corridor,
including a potential pedestrian
bridge that would link to the Dublin
Corporate Area.
Blazer Parkway
Blazer Parkway provides a needed
internal connection in the planning
area. Linking to Tuttle Crossing
Boulevard at the south, Blazer
Parkway provides a route to many of
the hotels, restaurants and offi ces in
the southern portion of the planning
area. In addition, Blazer Parkway
extends past many of the yet-
undeveloped sites near Rings Road.
Rings Road
Rings Road is an important east/west
connector for the planning area. It is
the only route that is not a highway
entrance linking both sides of the
planning area, with a connection
over I-270. Rings Road includes a
sidewalk and a trail connection as
part of the streetscape, providing
important pedestrian and bike
connections for the overall network.
10
10
TRANSIT, BICYCLE AND
PEDESTRIAN INFRASTRUCTURE
COTA
The Central Ohio Transit Authority
(COTA) provides limited transit
service within the corridor with 4
routes.
• COTA Route 33: Provides access
from the north via Bridge Street
and loops through Metro Center.
• COTA Route 73: Provides the
largest geographic reach of the
routes, linking Bridge Street on
the north with Tuttle Crossing
Boulevard and I-270 on the
south. The route travels along a
portion of Frantz Road, linking
through the Blazer Parkway/
Rings Road area to access
Emerald Parkway on the west.
• COTA Route 72: Provides service
to the southern portion of the
planning area, with service
accessing I-270, and arcing along
Blazer Parkway and Park Center
Avenue, as well as access to the
south along Frantz Road.
• COTA Route 21: Provides service
at the southern border of Dublin
along Tuttle Crossing Boulevard,
and accessing the Mall at Tuttle
Crossing and south along Frantz
Road.
COTA Route 21
COTA Route 33
COTA Route 72
COTA Route 73
21
33
72
73
Existing Transit
Washington
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11
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 11
BICYCLE AND PEDESTRIAN
FACILITIES
Existing bike facilities in the corridor
are shared use paths adjacent to
roadways. There is a robust system of
these trails running along the major
roadways, particularly Frantz Road,
Emerald Parkway, Blazer Parkway and
Rings Road. Further connections are
needed within the planning area.
Individual sites have limited bicycle
facilities, such as internal site access
to buildings and bicycle parking.
Pedestrian connectivity is a mixture
of the shared use paths and
sidewalks. Paths or sidewalks serve
most locations, but the walkability is
generally poor in many of the interior
offi ce campus areas. This is due to the
prevalence of large parking areas and
the lack of nearby amenities. Along
major corridors such as Frantz Road,
the mature landscaping tends to be
overgrown on the adjacent private
offi ce sites, further diminishing
overall walkability.
In 2017 and 2018, the City is
undertaking a citywide Mobility
Study to enhance modal options
throughout Dublin. The Dublin
Corporate Area must serve as an
important linkage to many portions
of the City. Options that include
local circulators or other means of
enhancing transportation modes
should certainly be extended into
this district.
Existing Bike PathsExisting Bike Path
Washington
Twp
12
12
EXISTING PARKING RATIOS
Typical parking ratios for suburban
offi ce uses range from 4 to 5 spaces
per 1,000 square feet. This is typical
of many zoning codes and has
proven to be the market standard
for many years in places with limited
transportation options beyond
automobiles. The typical Dublin
zoning code standard is 4 spaces
per 1,000 square feet (code section
153.212).
In recent years, there has been
a trend for higher parking ratios
due to more employees per 1,000
square feet of building space.
This is particularly pronounced in
large single-user buildings where
one corporation takes an entire
building originally planned to house
numerous businesses. By removing
redundant common areas such
as lobbies for multiple users, the
single-user maximizes the number
of employees, thereby creating
additional parking demand. Another
recent development has been the
proliferation of call centers that
use less offi ce space per employee,
generate additional parking demand
per offi ce square footage. These call
center uses also have challenges
during shift changes when there is
an overlap.
High (6 and Higher)
Above Average (5.0 to 5.9)
Average* (4.1 to 4.9)
Below Average (4.0 or less)
*Average represents the regional parking ratio average
among Dublin and select northern suburbs along I-270 as
well as other newer offi ce developments in Columbus
Number of parking spaces per 1,000 sq. ft.Frantz Rd
.I-270Rings Rd.
West Bridge St.
Tuttle Rd.
Bla
z
er Pkw y .Washington
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COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 13
TARGETED SITE ANALYSIS
In order to understand the current
conditions regarding parking
usage, an informal visual survey was
conducted at all the designated focus
sites, observing the parking lots at
diff erent times throughout the day
and on diff erent days of the week.
Identifying used and unused portions
of the parking areas, data was
generated as to both the usage rates
and locations of parkers.
While certain users are experiencing
parking shortages, many had
consistent vacancies in their parking
lots. Those experiencing diffi culty
were typically very large single-user
buildings and call centers with shift
changes. The problem for those
other users who perceived a problem
was that the parking existed but
not within a convenient distance or
location on the site.
Unsurprisingly, parkers tended to
locate closest to building entrances.
Observations showed that people
largely parked within a distance
of 400 feet to the nearest door
in a typical parking layout with
unobstructed views. The typical
maximum was 600 feet on highly
utilized sites. This sometimes meant
that users would even park on
adjacent lots and walk through the
wide landscape barriers in order to
have closer spaces than unimpeded
spaces in their own lots. Several
issues were identifi ed on sites with
perceived parking shortages:
• Parking areas located at a great
distance from doors, sometimes
on the freeway side of a building
with no facing entrance.
• Overgrown landscape areas
that obscured the view of the
entrance from certain nearby
parking areas.
In the few lots closest to capacity, parkers would locate as
far as 600’ from the door, but typically no more than 400’.
• Large areas of landscape
buff ering between adjacent lots
in strategic locations for near-
door parking.
• Adjacent lots with no effi ciencies
for sharing due to compounded
ineffi cient site design.
Bla
z
e
r
P
k
w
y
Rings
R
d.
14
14
While certain users are experiencing parking shortages, many
had consistent vacancy in a workable percentage of their parking
lots.
Overgrown landscaping obscuring a view of the front entrance,
leading to very low usage of parking spaces.
Individual entryways for diff erent buildings, while often attractive,
typically create great ineffi ciencies in the parking layout without
mitigating issues within each site.
Screening of parking at the right-of-way is generally consistent
and eff ective.
Large grassy “buff er areas” between parking areas of large offi ce
buildings lacked impact in improving the sites or parking lots.
These areas could be used to mitigate stormwater or preserve
natural features or reduced to increase parking while locating
more impactful greenspace elsewhere on the sites.
Vegetative screening and wall features often create positive
aesthetic screening. These areas could be more eff ective if site
development approaches located the buildings closer to rights-
of-way.
15
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 15
By design, the plan was a collaborative
process involving city staff and
professional consultants and most
importantly targeted outreach to
Dublin residents and the business
community. The approach was
iterative beginning with broad
questions, then focusing on the
specifi c issues.
Several new engagement tools were
utilized, as described below.
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WORKSHOPS AND SURVEYS
PHASE I:
Business Community Outreach
Workshop
December 1, 2015
Interactive polling
The fi rst phase culminated in a
workshop focused on property
owners and brokers representing
the planning area as well as those
working in local offi ces. Through
interactive polling, input was
received to guide the subsequent
phase. An open house format
allowed participants to discuss
comments directly with the planning
team. In general, feedback focused
on:
• The need for more amenities for
offi ce workers.
• Updates to the appearance of
the sites and adjacent roadway
corridors.
• More effi cient parking.
• Strategies for more aggressive
redevelopment within the
planning area.
INPUT
PUBLIC
(from December 1, 2015 workshop)
16
16
PHASE II:
Public Workshop #1:
Amenities and Services
August 31, 2016
Interactive polling
Web-based survey
Phase two began with a public
workshop aimed at gathering input
from residents, workers and others
with an interest in the planning area.
Interactive polling was used during
the meeting and then translated into
a web survey to gain further insights.
Key feedback included:
• Strong desire for restaurants and
retail amenities.
• Interest in open space and
walkability.
Feedback was received from polling
conducted both in-person and
online. A total of 116 individuals
participated in the poll. Over 84% of
respondents were Dublin residents
and over 75% worked in Dublin. Key
questions and results were:
Which of the following would you visit regularly if added to the
planning area?
Food: 81.7%
Recreation: 65.6%
Retail: 50.5%
Personal Service: 32.3%
Housing 10.8%
What is the reason you don’t eat outside your building at least once a
week?
Lack of nearby choices: 31.0%
Lunch break is too short: 24.1%
Too costly: 13.1%
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17
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 17
Results from Future Land Use Preference Exercise
Washington
Twp
18
18
Public Workshop #2:
Development Concepts
November 1, 2016
Interactive polling
Web-based survey
A second public workshop gathered
input on specifi c development
concepts. Interactive polling was
again used during the meeting and
then translated into a web survey to
gain further insights. Key feedback
included:
• Strong support for mix of uses.
• Strong support for
redevelopment of Frantz Road
corridor.
• Need to redevelop/refresh
existing offi ce.
• High interest in pedestrian
access improvements.
Feedback was received from polling
conducted both in-person and
online. A total of 82 individuals
participated in the poll. Over 60% of
respondents were Dublin residents
and over 87% worked in Dublin.
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19
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 19
Factors
“Offi ce tenants today prefer
to be located in amenity-rich,
mixed-use, highly-accessible
suburban vibrant centers (also
known as “live, work, play”
locations) rather than single-
use suburban offi ce locations
by a margin of 83 percent to 17
percent.”*
Within the Dublin Corporate
Plan Area, much of the offi ce
development is single-use in nature,
under-served by proximate food
and beverage establishments (those
within ¼ mile).
Nearly 2 out of 3 workers in the
planning area indicated that nearby
retail and restaurants were needed
to improve their work experience.
ANALYSIS
MARKET
Restaurant Locations Map
20
20
*Malizia, E. (2014, October). Preferred Offi ce Locations; Comparing Location Preferences and Performance of Offi ce Space in CBDs, Suburban Vibrant Centers and
Suburban Areas (Rep.). Retrieved http://www.naiop.org/preferredoffi celocations
VIABLE SITE CHARACTERISTICS
While the preference by suburban
offi ce workers is overwhelmingly to
work in mixed-use environments, not
every site next to or in an offi ce park
can support other commercial uses.
Viable retail/restaurant sites require
the following characteristics:
• Ample market exposure.
• Good visibility to passersby
along road frontage.
• High traffi c volume. (>15,000
Average Daily Traffi c)
• Ease of access.
• Proximity to existing retail
clusters preferred.
FOCUS SITES
A site location within each of the
three districts was identifi ed as
having these viable retail/restaurant
site characteristics.
Frantz/Metro Place
Frantz/Rings Road
Emerald Parkway/Parkwood
Place
MARKET DEMAND
Retail/restaurant spending potential
was identifi ed for each site area from
three consumer types:
• Offi ce Workers
• Hotel Patrons
• Local Residents
The primary demand analysis
focused on consumer types who
were within walkable distances of
each site (quarter- and half-mile
radii) analysis.
Highlights of nearby consumer types
and spending potential for each site
area follows.
Emerald
Corporate
District
Target Sites Map
Washington
Twp
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COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 21
METRO PLACE/FRANTZ ROAD
Consumer Types
• 1,300+ hotel rooms outnumber
resident population (1,234
persons, 2016 estimate)
• Estimated 300,000+ hotel room
nights annually within ½ mile of
site area
• More than 1.5 million square feet
of offi ce space, estimated 7,500+
employee capacity
Spending Potential
• $40 million total retail/restaurant
spending potential
Core Demand
• Restaurants and other food and
beverage establishments
Metro Center Site
Washington
Twp
22
22
FRANTZ/RINGS ROAD
Consumer Types
• 2.2 million square feet of offi ce
space, estimated 11,000+
employee capacity
• Low proximate population counts;
however highest population count
of three sites within 5-minute drive
(nearly 10,000 persons)
• No hotel rooms within ¼ mile
Spending Potential
• $24 million total retail/restaurant
spending potential
• $36 million spending related to
small-format grocery (prepared
food), including residents within 5
miles
Core Demand
• Mixed-use, focused on offi ce
worker and resident-oriented
convenience retail
Rings and Frantz Road Site
Washington
Twp
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COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 23
EMERALD PARKWAY/PARKWOOD PLACE
Consumer Types
• 2.1 million square feet of offi ce
space, estimated 10,800 employee
capacity
• Highest proximate population
count of all three sites at 1,408
persons within ½ mile
• No hotel rooms within 1/2 mile
Spending Potential
• $22 million total retail/restaurant
spending potential
Core Demand
• Fast casual restaurant(s); limited
near-term opportunities due to
existing restaurants at Emerald
Towne Center
Emerald Parkway Site
24
24
RESULTS
Market-supported development
specifi c to each site was calculated
based on the following factors:
• Application of capture rates to
spending potential
• Average sales per square foot by
business type
• Demand is net of existing
development to avoid
cannibalizing existing businesses
It is common practice nationwide
to integrate housing in the
redevelopment of suburban offi ce
parks. Consideration should be
given to the inclusion of housing
in one or more of the Frantz Road
redevelopment sites. Housing bolsters
support for commercial (retail and
restaurant) uses and improves
the overall fi nancial feasibility of
redevelopment.
25
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 25
The intent of the Dublin Corporate
Area Plan is to help the district
to maintain its competitive edge
as a regional employment center
by introducing updated land use
strategies within the district. The
following goals will guide future
development and redevelopment.
• Encourage a variety of land uses,
focusing on needed amenities
to serve workers, nearby hotel
visitors, and residents.
• Apply placemaking principles
to encourage vitality within the
district.
• Use formal and informal open
spaces as organizational
and focal elements for
new development and
redevelopment.
• Support integrated infi ll
LAND USE
RECOMMENDATIONS
residential development at key
locations in support of offi ce
development.
• Mitigate negative impacts of
new development on adjacent
neighborhoods.
• Position the planning area as a
well-connected district (both
walkable and bikable) with
sevice and recreational amenities
(open spaces) to facilitate
opportunities for community
interaction.
As a transition from the true
urban character of the emerging
Bridge Street District to typical
suburban style development, the
Dublin Corporate Area can merge
both developmental principles
(walkability and place-making
principles of Bridge Street District
and low intensity development
style of suburban offi ce districts)
with great success. However, this
will require a targeted shift in future
land use strategies to complement a
renewed approach to site design and
redevelopment.
The land use philosophy for this
district is based on the transition
from the development patterns of
the past to better serve workforce
and residents of the future.
Allowing fl exibility in land uses will
facilitate this transition as market
forces shift during next few years. It
is not anticipated that a large-scale
transformation will be immediate,
so this plan sets a framework for
changes as individual sites are
adapted to facilitate the uses for
today's offi ce-focused sub-districts.
26
26
The recommended future land use
designation for the planning area
is Mixed Use Regional Center. This
overall designation creates fl exible
use categories while establishing
opportunities for regional
destination users, neighborhood
commercial components, and
limited residential uses.
The Dublin Corporate Area is divided
in various sub-districts based on
the existing development patterns.
Each sub-district has a specifi c set
of opportunities and preferred
development outcomes. This will be
refl ected in the proposed land use
categories for each sub-district.
Designating these areas for a
mix of uses will encourage the
potential for change and remove
barriers to a more integrated
development approach. A land
use designation as Mixed Use
Regional Center could accommodate
repositioning, while allowing for the
continuation of the most successful
aspects of the planning area.
While the land use recommendations
for each sub-district provide general
guidelines for new development
and redevelopment, site specifi c
land use policies are provided
on Page 33 for all undeveloped
sites within the planning area.
FUTURE LAND USE
CLASSIFICATIONS
The Plan continues to support
existing Flex Offi ce/Research and
Development (TechFlex) west
of Emerald Parkway and Mixed
Use Urban Core (Bridge Street
District) along SR 161 and
includes four new Mixed Use
Regional Sub-Districts.
FLEX OFFICE/RESEARCH AND
DEVELOPMENT (TECH FLEX)
The Flex Offi ce/Research and
Development Sub-District within
this planning area is part of the
larger district that extends west to
Avery Road as designated in the
Community Plan (2013). Within this
sub-district, there are additional
infi ll opportunities because of
proximity to the I-270/US-33
interchange. Additional offi ce or
light industrial uses are appropriate.
General Uses
There are no additional
uses proposed.
MIXED USE URBAN CORE (BSD)
The Mixed Use Urban Core Sub-
District within this planning area
is part of the larger Bridge Street
District that extends east on SR 161
to Sawmill Road. Within this Sub-
District, there are additional infi ll
opportunities because of proximity
to the I-270/US-33 interchange.
Additional offi ce and hospitality uses
are appropriate. Consideration should
be given to structured parking. The
frontage along Frantz Road should
continue to support neighborhood
commercial uses at key locations.
General Uses
There are no additional
uses proposed.
27
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 27
Future Land Use Sub-Districts Map
Washington
Twp
28
28
Metro/Blazer: Central open space and offi ce
Metro/Blazer and Tuttle/Rings:
Hotel uses
Metro/Blazer and Tuttle/Rings:
Restaurant uses
MIXED USE REGIONAL SUB-
DISTRICTS (MUR)
Mixed Use Regional Districts are
intended to provide concentrated
areas of high quality employment
facilities, integrated with or
adjacent to complementary retail
and commercial uses as well
as supporting residential and
recreational uses. These sub-districts
provide opportunities to introduce
amenities and walkable environment
for offi ce workers, visitors, and
nearby residents.
MUR-1: METRO/BLAZER SUB-
DISTRICT
The Metro/Blazer Sub-District
exemplifi es the challenges of the
“legacy” offi ce development pattern.
Once a premier offi ce district in all of
central Ohio, this district now has a
competitive disadvantage compared
to more newly developed offi ce
areas, due to a lack of amenities,
low walkability, and an outdated
appearance. In addition, there are
practical diffi culties for site access,
ineffi cient parking and site design
that must be remedied.
This sub-district does have great
promise due to the excellent location
and signifi cant amount of Frantz
Road frontage. The introduction of
a mix of uses, additional roadway
connections, and strategic phased
redevelopment will reposition this
sub-district to succeed for future
generations. Appropriate uses include
offi ce, residential infi ll on key sites
(density not to exceed 30 du/ac)
as a secondary use to offi ce, and
neighborhood commercial along
Frantz Road (density not to exceed
20,000 sf/ ac). Road extensions should
be explored, linking Metro Place
South and Blazer Parkway, as well as
Metro Place North with Shier Rings
Road.
General Uses
The Metro/Blazer Sub-District is an
offi ce employment center for the City
as well as provides an opportunity
to introduce uses to support offi ces,
hotel visitors, and nearby residents.
Uses to include:
- Offi ce
- Personal services
- Retail
- Restaurant/ Bar
- Entertainment
- Hotel
- Multi-family residential
MUR-2: TUTTLE/RINGS (NORTH
AND SOUTH) SUB-DISTRICT
The Tuttle/Rings Sub-District has
specifi c characteristics north and
south of Rings Road.
North of Rings Road the Tuttle/ Rings
Sub-District contains the largest
opportunity for new investment
given the amount of undeveloped
land. Appropriate uses include
additional corporate offi ce within
the interior of the sub-district with
supporting retail services (coff ee
shops), however a limited amount of
multi-story residential development
is supported (density not to exceed
30 du/ac) as a secondary use to offi ce.
The large undeveloped site along
Frantz Road has been identifi ed as a
key near-term development site that
could accommodate a mix of uses as
a neighborhood center.
South of Rings Road, the Tuttle/
Rings Sub-District contains a mix of
offi ce, hospitality and limited retail/
restaurant uses. This sub-district
benefi ts from immediate interstate
access, as well as close proximity
to the Mall at Tuttle Crossing. There
are limited opportunities for infi ll
development; redevelopment of
existing buildings is not expected.
Residential development is not
appropriate in this portion of the sub-
district.
General Uses
The Tuttle/Rings Sub-District serves
as a transition from the Tuttle
Crossing area into the greater offi ce
campus area.
29
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 29
Uses to include:
Tuttle/Rings North
- Offi ce
- Offi ce campus
- Retail
- Restaurant/bar
- Entertainment
- Multifamily
Tuttle/Rings South
- Offi ce
- Offi ce campus
- Retail
- Restaurant/bar
- Entertainment
MUR-3: EMERALD SUB-DISTRICT
The Emerald Sub-District is west of
I-270 and benefi ts from relatively
recent development. The new offi ce
buildings do follow the typical
development pattern with large
individual buildings surrounded by
surface parking lots. While limited in
amenities and services, appropriate
uses will continue to be freeway-
oriented offi ce development.
Between Emerald Parkway and
Parkwood Place, offi ce uses are
appropriate at a density of no greater
than 20,000 sf/ac. Supporting uses
to offi ce development such as
hospitality and retail/restaurant can
be introduced as recommended for
Site 2 on Page 33. Residential uses
are not appropriate in this sub-
district. The Plan continues to support
existing offi ce development toward
southern end of the District.
General Uses
The primary focus of Emerald Sub-
District is Offi ce.
Uses to include:
- Offi ce
- Offi ce campus
- Supporting retail services
- Restaurant
MUR-4: LLEWELLYN FARMS
OFFICE SUB-DISTRICT
The Llewellyn Farms Offi ce Sub-
District diff ers in character given
its proximity to existing residential
neighborhoods. The appropriate land
use is lower density offi ce, which
should remain its focus into the
future for area south of Rings Road.
Offi ce uses should be supported
for vacant sites and any site that
is proposed for redevelopment.
Building heights should be limited to
two stories. When new development
occurs adjacent to a residential
neighborhood, setbacks and
buff ers should be augmented using
appropriate landscaping.
General Uses
The Llewellyn Farms Offi ce Sub-
District provides lower density,
offi ce space for smaller and growing
companies. Uses other than offi ce are
not appropriate in this sub-district
south of Rings Road.
Uses to include:
- Offi ce
- This sub-district includes a portion of
undeveloped land currently outside
of the City's jurisdiction. Site specifi c
policies include Neighborhood
Commercial and single family
residential uses recommended on
Page 35.
BUILDING HEIGHTS
Based on the existing development
and future vision for the planning
area, the plan recommends
compatible building heights for all
districts
• 1 to 2 stories along Frantz Road
frontage transitioning west
to 4 to 8 stories along I-270
frontage for more extensive offi ce
development.
• 1 to 3 stories along Emerald
Parkway frontage transitioning
east to 4 to 8 stories along I-270
frontage.
Tuttle/Rings: Central open space walkway
Metro/Blazer and Tuttle/Rings:
Mixed use
Emerald: Offi ce use
30
30
Building Height Guidelines Map
Washington
Twp
31
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 31
The site specifi c policies provide
an additional layer of detail relative
to permitted land use types and
preferred development standards,
taking into consideration existing
development of adjacent sites,
freeway visibility, access, and nearby
residential neighborhoods. The
policies are organized by each site
as denoted on the accompanying
Undeveloped Sites Map.
SITE 1
This site is appropriate as an
extension of the restaurant and retail
node immediately to the north.
Uses can also include offi ce and
neighborhood institutional uses such
Undeveloped Sites Map
Undeveloped Sites Map
RECOMMENDATIONS FOR UNDEVELOPED SITES
Washington
Twp
32
32
as a daycare center. The Site 1 should
continue the site design approach
of locating parking internally and
fronting building edges to the
roadways. Heights should range from
1 to 2 stories.
SITE 2
The land uses for Site 2 should
concentrate on offi ce development,
to be compatible with the other
developed uses along Parkwood
Place. Supporting retail/personal
services (limited to a maximum
of 10,000 square feet) can be
introduced as a secondary use and
should be located at the south end
of the property in order to create
a retail cluster at the Emerald/
Woerner-Temple intersection.
Supporting hospitality uses are also
appropriate but only as a secondary
use to offi ce. The site design
should be such that buildings are
fronting roadways with large shared
parking areas consolidated to the
rear. Stormwater and landscape
features should be integrated on
the site. Perimeter screening and
landscaping should still be the
primary component of the landscape
design. Heights should range from
1 story along Emerald Parkway
to a maximum of 3 stories along
Parkwood Place.
SITE 3
The primary uses for Site 3 should
be offi ce, focused more toward
freeway offi ce development. Heights
should range from a minimum of
4 to a maximum of 6 stories. Site
development should incorporate
storm water and landscaping
features in large clustered areas
throughout, in addition to perimeter
landscaping per code.
SITE 4
This area is also ideal for typical
offi ce freeway frontage, with heights
ranging from a minimum of 4 stories
to a maximum of 8 stories. While
focused on offi ce, development
of this site may also incorporate
other uses focused on research
and development or technological
advancements.
The portion of the site fronting along
Blazer Parkway has an opportunity
to provide for a variety of uses. It
should include additional offi ce uses
or hotels and/or multi-family as a
secondary use. Supporting retail/
service uses can be introduced to
serve offi ce employees.
Site development should incorporate
storm water and landscaping
features in large clustered areas
throughout, in addition to perimeter
landscaping per code. The treatment
of setbacks on the perimeter and
on Rings Road are most signifi cant,
where buildings should front toward
major roadways with shared parking
located to the rear.
The area should incorporate site
design that enables more sustainable
development practices in parking
areas, while accommodating
pedestrian and alternative
transportation connections through
the site to Blazer Parkway for better
circulation throughout the district.
SITE 5
Offi ce/tech, research and
development, and higher density
multi-family as a secondary use have
the opportunity to create an anchor
development within Site 5. The site
design should incorporate parking
toward the east since primary
frontages are on the west and north
edges. Building heights should be a
minimum of 1 story and a maximum
of 6 stories.
SITE 6
Site 6 currently supports offi ce or
technology uses as this site is within
the offi ce use district. Residential use
subordinate to offi ce is appropriate
as well.
This site will have additional use
opportunities, if a proposed north-
south connector road links Metro
Center to Blazer Parkway. This would
create additional connectivity and
provide some relief to the traffi c on
Frantz Road. This interior site should
have a minimum height of 4 stories
and a maximum height of 6 stories
and should include the sustainable
development practices mentioned
for other offi ce development sites.
This site is also constrained by a
Stream Corridor Protection Zone.
SITE 7
Site 7 should continue to support
offi ce development given its freeway
frontage. Minimum building heights
should be 4 stories with a maximum
height of 8 stories. Higher density,
infi ll multi-family, and hospitality
uses with limited commercial
services are appropriate to support
the adjacent offi ce uses. Landscape
setbacks from the perimeter should
be a key site development element.
SITE 8
Site 8 is an immediate development
opportunity that can be a link
between the Bridge Street District
and the proposed changes at Metro
Center. Development of this site
should include a variety of uses
(during the planning process, a
development project was proposed
to include a hotel, with the future
potential of an adjacent offi ce
building). Along the Frantz Road
frontage, retail and restaurant-
destination uses are particularly
appropriate. These would draw
on the vitality of the Bridge Street
District. Building heights should
be a minimum of 4 stories and
a maximum of 6 stories for the
balance of the site with a maximum
of 2 stories along Frantz Road.
Standalone restaurant or retail uses
along Frantz should refl ect a two-
story building height.
SITE 9
Site 9 is a short term development
priority currently owned by the City.
This plan contemplates possible
development approaches for
33
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 33
this site on page 37. In particular,
neighborhood-oriented retail
and restaurant uses (no bars) are
appropriate for the Frantz Road
frontage. Second story offi ce is a
possible use as well. The overall site
design allows for a direct pedestrian
linkage to those uses to the west.
Alternate development scenarios
for the internal portions of the site
include offi ces and multifamily
residential. Along Frantz Road,
building heights should not exceed
two stories. For the balance of
the site, building heights should
be a minimum of 2 stories and a
maximum of 3 stories. Also, this site
is ideal for a small format grocery
with a footprint of about 15,000
square feet.
SITE 10
Site 10 is currently located in
Washington Township. It will
need to annex to gain access
to central utilities (water and
sewer) to accommodate any new
development. If Site 10 were to
annex to City of Dublin, the plan
supports neighborhood-oriented
retail and offi ce uses along the Frantz
Road frontage limited to a total of
10,000 square feet and two stories
in height as transition and buff er
from Frantz Road. The remainder
of the site should be developed as
single family residential uses. The
new development should provide
Small format grocery example
pedestrian connections to adjacent
neighborhoods. The neighborhood
should be designed around
connected and integrated public
open space.
SITE 11
Site 11 is a single lot located within a
lower density offi ce development. It
has limited access and visibility, and
is constrained by Stream Corridor
Protection Zone, as well as shallow
lot depth. The only appropriate use
for this site is offi ce, with building
heights not to exceed 2 stories with
a fl at roof and 1.5 stories with a
sloped roof. As part of the proposed
new development, this and other
sites adjacent to residential uses
should include additional buff ering
requirements to minimize potential
impacts of new development.
SITE 12
Site 12 has the potential for a
number of possible uses. However,
it is constrained by signifi cant
woodlands and a Stream Corridor
Protection Zone. All proposed uses
are supported on this site, including
hotel and offi ce/tech. Heights should
range from 2 to 3 stories provided
natural areas are preserved and the
parking requirements are met.
Neighborhood-oriented retail example Example of low intensity offi ce
34
34
SITE REDEVELOPMENT
Targeted areas of redevelopment will
introduce needed amenities and set
the framework for the transition of
the district. There are two key areas
detailed as near-term opportunities
along Frantz Road – the Rings Road
Area, and Metro Center.
Based on the results of the market
analysis and public input, the
concepts refl ect real-world scenarios
Site redevelopment target areas
for strategic development. These
refl ect the market demand and
aspirations of local workers and
residents for the area. In particular, a
mix of uses including neighborhood
amenities has been the focus.
The targeted areas that are illustrated
in this section are meant to
provide a framework for near term
development that is needed for this
area. There are any number of other
sites that are also candidates for
redevelopment in the planning area
going forward. These two areas were
selected as part of the process due to:
• High likelihood of immediate
development potential.
• High level of immediate positive
impact on the success of the
district.
CONCEPTS
DEVELOPMENT
Emerald
Corporate
District
Washington
Twp
35
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 35
RINGS ROAD AREA
The large, undeveloped site at
Rings and Frantz Road presents
an immediate opportunity for
development. In 2018, the large
adjacent building will have a new
single-user tenant with thousands of
workers. That site and adjacent areas
are largely under-served for restaurant
or retail and could also generate
some additional demand for specialty
uses such as a small-scale grocer. This
site also has the advantage of fairly
high traffi c volumes on Frantz Road,
attracting visitors from other areas
of the City to augment the market
demand of those adjacent to the
site. In late 2017, a large parking area
in the western portion of this site
is being built to accommodate the
new single-user tenant, and is being
undertaken as a separate project by
the City of Dublin.
Option A
Key aspects of the fi rst option include:
• A full service “destination”
restaurant along Frantz Road.
This could be a large-volume
brewpub-style restaurant or some
other format that attracts large
lunch and after-work offi ce trips.
It would also be a destination for
local residents later in the day and
on weekends.
• Service retail uses along Frantz
Road. These would be smaller
uses within stand-alone buildings,
primarily providing convenience
services to the nearly offi ce
workers and residents.
• A linear walkable “spine” is
established to create an east-west
walking route to link the large
offi ce building with amenities
along Frantz Road.
• Small-format grocery at Rings and
Frantz Roads. Market demand
indicates that a small-format
grocery could succeed here. This
would be similar to the limited
footprint, two-story models
currently being built elsewhere
in Central Ohio. That model relies
heavily on prepared foods and in-
store dining in addition to grocery
sales.
• Offi ce uses around a central
green public space. The location
of these offi ce buildings begins
to establish a pedestrian-scale
connection between the retail
uses on this large site.
Rings Road Development Option A
36
36
Potential development example: Mid-priced restaurant use with outdoor seating
Potential development example: Green space as organizing element for offi ce development
37
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 37
Rings Road Development Option B
RINGS ROAD AREA
Option B
Key aspects of the fi rst option include:
• A full service “destination”
restaurant along Frantz Road.
This could be a large-volume
brewpub-style restaurant or some
other format that attracts large
lunch and after-work offi ce trips.
It would also be a destination for
local residents later in the day and
on weekends.
• Service retail uses along Frantz
Road. These would be smaller
uses within stand-alone buildings,
primarily providing convenience
services to the nearly offi ce
workers and residents.
• A linear walkable “spine” is
established to create an east-west
walking route to link the large
offi ce building with amenities
along Frantz Road.
• Small-format grocery at Rings and
Frantz Roads. Market demand
indicates that a small-format
grocery could succeed here. This
would be similar to the limited
footprint, two-story models
currently being built elsewhere
in Central Ohio. That model relies
heavily on prepared foods and in-
store dining in addition to grocery
sales.
• Offi ce users around a central
green. The location of these offi ce
buildings begins to establish
a pedestrian-scale connection
between the retail uses on this
large site.
• Residential uses anchor the
southern edge of the site and
introduces additional customers
to support the proposed
restaurant/retail amenities.
38
38
Potential development example: Small-format two-story grocery
Potential development example: Multifamily residential
39
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 39
METRO CENTER
The Metro Center area represents a
huge opportunity for redevelopment.
There are several options, each one
creating further enhancements to
the current development pattern.
Key to the site will be evolving
the design and the uses to better
respond to current demand while
also integrated uses for a sustained
future. With Frantz Road frontage so
close to Bridge Street, this currently
underutilized asset will be the key to
near-term changes.
Option A
Key aspects include:
• Several full-service restaurants
along Frantz Road. This could be a
combination of various restaurant
styles, attracting large lunch and
after-work offi ce trips. They would
also be key destinations for hotel
visitors and local residents.
• Existing offi ce buildings remain
with site revisions. Parking and
access would be reconfi gured to
greatly increase functionality and
effi ciency. In the near-term, this
would accommodate signifi cantly
more parking spaces while still
allowing for the creation of
centralized green space.
• Central green is created as a site
amenity and central organizing
feature.
• Existing stormwater ponds
remain and are improved as a
park amenity.
Potential development example: Integrated offi ce development
Potential development example: Food truck court at offi ce campus
Potential development example: Destination restaurant at street frontage
40
40
Metro Center Option A
Potential development example: Recreational open space in offi ce campus
41
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 41
METRO CENTER
The second option introduces a
greater mix of uses while still working
with the existing offi ce building
footprints.
Option B
Key aspects of this option include:
• Mixed-use commercial buildings
along Frantz Road. By introducing
a building with several fl oors
and pulled close to Frantz Road,
this concept begins to establish
a stronger character for the
corridor while allowing a mix of
restaurants, retail and offi ce.
• Residential around the green.
Residential uses are introduced
around the central green,
further expanding the site into a
neighborhood. This use can be
accommodated within overall
parking demands due to the
effi ciencies gained by revising the
overall site access and parking
layouts.
• Existing stormwater ponds along
Metro Place North remain and are
improved as a park amenity.
Potential development example: Restaurant retail integrated with public space
Potential development example: Multifamily residential
Potential development example: Mixed use with restaurant/
retail fi rst fl oor; offi ce/residential upper fl oors
42
42
Metro Center Option B
Potential development example: Passive open space in offi ce campus, integrating stormwater facilities as an amenity
43
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 43
METRO CENTER
This option envisions a wholesale
redevelopment of the site. It is likely
that market demands and parking
requirements could be diff erent
by the time this type of approach
would be implemented, so other
opportunities for uses and site
development should also be revisited
at that time.
Option C
Key aspects include:
• Creation of a large central green.
The primary organizing element
is a very long central green. This
provides a true campus-like
quality and a strong open space
amenity for all users.
• Residential at eastern end
of green. Residential uses
are located adjacent to the
commercial mixed-use along
Frantz Road and create a
transition into the central green
area.
Potential development example: Offi ce campus with central organizing green
Potential development example: Offi ce campus with central organizing green
Potential development example: Mixed use with restaurant/
retail fi rst fl oor; offi ce/residential upper fl oors
44
44
Metro Center Option C
Potential development example: Passive open space in offi ce campus, integrating stormwater facilities as an amenity
45
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 45
Option D
NEW DEVELOPMENT AND
REDEVELOPMENT
Amenity infrastructure is critical
especially for suburban legacy offi ce
environments as it helps to transform
underutilized open spaces into hubs
of activity, increasing the quality of life
for employees, residents and visitors.
In addition to the "central green"
option for Metro Center, Rings and
Frantz Road developments discussed
in this Plan, another approach
could be to introduce a series
of interconnected green spaces
throughout the district and applying
placemaking principes.
Connectivity is provided by walking/
biking paths; site furnishing including
bench and table clusters, waste,
recycle bins, bike parking and wifi
should be to provided to create
opportunities for spontaneous and
organized interactions. These spaces
should be adaptive, unique, safe, and
relevant.
New site planning should take multi-
modal transportation options into
consideration along with innovative
and adaptive parking solutions,
such as parking decks and garages.
With the reorganization of parking
within the district, more will be
available for open space and amenity
infrastructure.
In addition, integrating sustainable
best practices and smart technologies
can add to the user experience.
Examples of connected green spaces within offi ce campuses
46
46
CONNECTIVITY
Changes in the planning area
will both require and provide the
opportunity for connectivity of
many types and scales. Improved
offi ce occupancy combined with a
newly developed mix of uses will
happen in conjunction with increased
connectivity, and will enable updates
as development occurs and sites
evolve.
VEHICULAR
Roadway connections
Current access to the planning area is
predominantly vehicular. This access
relies on a roadway network that has
a limited number of connections to
the citywide roadway network, as
well as very limited interconnectivity
between sub-districts.
Input from community meetings
indicates a perception of traffi c
congestion in the district today,
especially at peak travel times for
the predominately offi ce-oriented
commercial district. In addition to
related studies for key intersections
(including Frantz Road and Bridge
Street), the City should study possible
secondary connections into and
within the planning area.
The connectivity diagram indicates
two linkages where vital roadway
connections could improve the
overall network and ease the traffi c
burden on roads intersecting with
Frantz Road. This may also provide
better access options to proposed
retail/restaurant amenities considered
a primary need in this district.
Alternative vehicular
transportation
The transportation mode to
and within the planning area is
overwhelmingly the personal
automobiles. As the citywide mobility
study investigates additional options
throughout Dublin, this district should
be considered for primary service
of any alternative transportation
Insert image AV
approaches. This might include a
circulator system within the offi ce
areas, whether driven in the near-term,
or autonomous in the future.
Transit connections
The planning area has very limited
connectivity to the regional transit
system. As the mobility study
investigates opportunities to improve
this linkage, the district should be
considered for primary service options.
This district also provides excellent
opportunities for improved regional
transit facilities such as improved
amenity stops. This is due to the high
concentration of offi ce jobs as well
as existing and emerging service
sector jobs in the proposed retail/
restaurant/lodging uses. This district
also is accessed by what will be two
of Dublin's most densely developed
primary corridors - Frantz Road and
Bridge Street.
Autonomous Vehicles (AV)
Any roadway and vehicular
connectivity improvements must
take into account the signifi cant
changes that will result from
imminent autonomous vehicle
technology. While the particular
requirements and opportunities
of this technology are not yet
defi ned, care to avoid overbuilding
incompatible infrastructure should be
a consideration based on future AV
adoptions rates.
ACTIVE TRANSPORTATION
Pedestrian site access
As the development pattern
transitions from single-use and auto-
dominant site design, this will be the
opportunity to introduce needed
pedestrian access to sites and within
the sub-districts.
In addition to sidewalks along
roadways, site design should be
oriented to create vibrant street edges
where possible. When retrofi tting
large parking areas, pedestrian
connections within the lots and to
adjacent uses will be vital.
These pedestrian connections
will become key linkages into
the area from nearby hotel users,
links between offi ce workers and
restaurants, and from the nearby
residential areas to the variety of
coming mixed-use options.
Shared-use path network
Dublin has a well-developed trail
network throughout the City, serving
both pedestrians and bicyclists.
The connectivity diagram indicates
additional areas where key linkages
are needed to the larger trail network.
The trail system will be developed
in conjunction with other roadway
improvements and redevelopment
Active transportation integrated into site - Burke Gilman trail
(image source www.washington.edu)
47
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 47
Proposed Connectivity Diagram
sites, and should be augmented by
the proposed improvements to the
Frantz Road corridor streetscape.
Bicycle facilities
Bicycle facilities in coordination and
addition to the trail network can
be considered as part of the overall
mobility study. The connectivity
diagram indicates key locations to
interface the larger bicycle facility
network in this district.
In addition, bicycle parking can be
added throughout the planning area
as sites redevelop and additional
amenities are added, creating a larger
set of nearby destinations.
Existing shared-use path
Proposed shared-use path
Proposed road connection
Existing crosswalk
In addition, investigate the feasibility
of dedicated bike/alternative
transportation lanes along
Frantz Road to create alternative
transportation opportunities within
the district.
Washington
Twp
48
48
SUSTAINABILITY
SITE DESIGN
With a mix of previously developed
and greenfi eld sites in the planning
area, there are a variety of options
for incorporating intelligent
practices that can enhance the local
environment. These include:
• Storm water.
• harvesting
• low impact techniques,
• bioswales
• pervious surfacing, etc.
• Smart irrigation systems.
• Smart lighting systems.
• Planting arrangements and
techniques.
• reduction of supplemental
irrigation
• soil volume for long term tree
growth
• Support for solar energy
collection.
Greenfi eld development
In the new development areas
of the district, a full suite of site
sustainability practices can be
implemented. In particular, multi-side
stormwater controls that function in
a more "regional" manner as well as
being publicly accessible greenspace
amenities are preferred.
Existing parking retrofi t
Exiting parking facilities can be made
more effi cient both from a parking
perspective and from the aspects of
stormwater controls. During eff orts
to make existing adjacent lots more
effi cient, creating larger grouped
areas of landscaping instead of a
series of small, ineffi cient islands
will be one signifi cant improvement
among others that can be considered.
Removal of landscape island curbing
to encourage sheet fl ow can also
be incorporated into stormwater
management controls
Infi ll / site redevelopment
In new infi ll or site redevelopment
projects, all of the techniques for
implementing sustainability in both
greenfi eld sites and in retrofi t sites
may be applicable. In particular, it will
be vital to link new developments to
existing greenspace and coordinated
infrastructure
BUILDING DESIGN
Both new and existing buildings
can contribute to the sustainable
movement:
• Energy effi cient design for new
and retrofi tted mechanical
systems,
• Use of local materials in new
construction and renovation
• Recycled materials for renovation
projects
• Incorporation of materials that
assist with wind and solar energy
collection
• Water conservation through
selection of appropriate fi xtures
for new and renovated facilities
TRANSPORTATION
Active Transportation
Incorporating active transportation
facilities and site access should
be a focus of all planning area
redevelopment.
Site elements of development should
include:
• Provide ample and secure bike
parking and amenities.
• air hose
• repair tools
• changing stations
• bike lockers
• Ensure multi-use path systems
provide safe and easy access to
building entrances.
TECHNOLOGICAL
ADVANCEMENTS
National trends in personal
preferences are leading to changes
in mobility choices. Landowners can
contribute by providing preferred
spaces and facilities for low or no-
emission cars or carpoolers
Parking lot stormwater approach: Large island bioswale
49
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 49
Parking lot stormwater approach: Bioswale and large central island
Parking lot stormwater approach: Curb breaks to accommodate inlet fl ow; large central islands
50
50
FRANTZ ROAD
CORRIDOR
The Frantz Road Corridor has been
identifi ed as in need of aesthetic and
functional updates. In particular:
• Landscaping has become
overgrown, lacks aesthetic
appeal, and blocks the view of
many uses.
• Signage is often physically
separated from uses and
ineff ective.
• Active transportation amenities
for walking and biking should be
enhanced.
• Public and private landscape
treatment is inconsistent in terms
of design and quality.
Streetscape improvements along
Frantz Road should be part of
a larger strategy that can occur
in conjunction with corridor
redevelopment and/or as a separate
initiative by the City. Examples of
those improvements include:
• Creation of gateways at the
intersections with Bridge Street
and Tuttle Road.
• Landscape enhancements to
existing medians at targeted
intersections.
• Additional landscape
improvements to medians
between intersections.
• Accent paving at both existing
and proposed crosswalks.
Frantz Road corridor within planning area• Explore the potential of
dedicated alternative
transportation lanes along Frantz
Road to provide for multi-modal
options.
Washington
Twp
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COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 51
Frantz Road existing condition - typical section
Frantz Road proposed condition - typical section
52
52
Frantz Road and Metro Place South - EXISTING
Frantz Road and Metro Place South - WITH RECOMMENDED IMPROVEMENTS
FRANTZ ROAD TYPICAL IMPROVEMENTS
53
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 53
LANDSCAPE SCREENING
One of the most recognizable
landscape features in Dublin is the
existence of intense screening along
the public rights-of-way. Zoning Code
requirements have established an
aesthetic that appeals to residential
and commercial citizens alike. As
one of the earliest commercial
development corridors in the City,
Frantz Road is also home to the some
of the most mature landscapes.
Many of the commercial properties
along the corridor could benefi t from
the rejuvenation of the streetscape
by pruning, replacing or otherwise
enhancing dense overgrown buff er
plantings. The City should consider
programs to incentivize participation
in planting enhancements along this
corridor. Examples include:
• An expedited administrative
review process.
• Matching low interest / no interest
grants or loans.
• Educational outreach to property
owners and building managers.
Dense landscape screening along property frontages obscures view of
businesses from Frantz Road.
Existing landscape is often overgrown creating a "tired" appearance.
Overgrown landscaping can detract from a property's appearance instead of enhance it.
54
54
PEDESTRIAN CONNECTIVITY
Stakeholder and community input
indicated the desire to improve
pedestrian connectivity along the
corridor. Existing sidewalks and
multi-use paths provide an excellent
infrastructure to build upon.
Possible additional enhancements
should focus on ease of access from
neighboring residential areas to
existing and proposed businesses.
Specifi c examples cited include:
provide clear crossing points at
intersections, painted crosswalks, and
user activated or automated crossing
signals, etc.
In addition to existing crosswalks at
signalized intersections, potential
crossings at Cramer Creek Court
and Parkcenter Avenue should be
evaluated as pedestrian activity
in the district increases with
new development. Additional
consideration should be given to
providing ease of access to main
entrances of buildings from the
public right-of-way.
Existing Crosswalk
Existing Shared-
Use Path
Existing Sidewalk
Existing and proposed pedestrian circulation along Frantz Road
Washington
Twp
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COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 55
Existing medians limit opportunities for pedestrian crossings
Future pedestrian crossings could be evaluated where Frantz Road intersects with Parkcenter Avenue and Cramer Creek Court
Automated pedestrian crossing signal
56
56
SIGNS
A relatively low percentage of
businesses in the Frantz Road corridor
portion of the planning area have
direct frontage along Frantz Road. As
part of the City’s signs and wayfi nding
standards thought should be given
to providing shared signs, sub-district
branding and other opportunities for
businesses to be identifi ed along the
primary access corridors, consistent
with applicable codes.
Existing wayfi nding signage is limited and inconsistent.
Many signs are not positioned to clearly show a connection to the businesses they serve.
Examples of shared-use monument signs
57
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 57
STREETSCAPE IMPROVEMENTS
Streetscape improvements along
Frantz Road should be part of
a larger strategy that can occur
in conjunction with corridor
redevelopment and/or as a separate
initiative by the City. Examples of
those improvements include:
• Creation of gateways at the
intersections with Bridge Street
and Tuttle Crossing Boulevard.
• Landscape enhancements to
existing medians at targeted
intersections.
• Additional landscape
improvements to medians
between intersections.
• Accent paving at both existing
and potential crosswalks.
Proposed Gateway
Proposed Median
Landscaping
Enhancements
Proposed streetscape improvements along Frantz Road
Washington
Twp
58
58
The intersections of Frantz Road with Tuttle Crossing Boulevard and Bridge Street are opportunities
for enhanced landscaping and distinct signage to create gateways into the Frantz Road corridor.
Proposed examples of enhanced landscaping in medians
Examples of crosswalks with ornamental paving
59
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 59
The Implementation Chapter
identifi es actions necessary for
implementing the vision refl ected
in the Dublin Corporate Area Plan.
This plan outlines a framework to
reposition this district for another
period of success, realizing that long-
term changes to the planning area
will likely be more comprehensive in
scope. In the near term, the planning
area can be repositioned through
strategic interventions, targeted
development and regulatory
updates.
UPDATE ZONING
• Prepare and adopt a new zoning
classifi cation for the planning
area, establishing consistent
standards that vary amongst the
several PUD and standard zoning
districts.
• Emphasis placemaking as a
review criteria.
• Incorporate new surface parking
lot landscaping requirements
consistent with the intent of this
Plan.
• Provide technical assistance
to property owners/managers
regarding on-site landscape
maintenance, including revising
landscape plans consistent with
new standards.
PREPARE AND ADOPT
DEVELOPMENT AND DESIGN
GUIDELINES
• Prepare and adopt guidelines
that illustrate the design intent
of this plan and the new zoning
district.
• Support new development that
is consistent with this plan and
the context of individual sites.
• Encourage design creativity
for sites and new construction,
consistent with the adopted plan
and guidelines.
PROMOTE “GREEN” APPROACHES
• Require more sustainable
approaches to parking lot
and site design than currently
utilized, such as pervious
pavement and biocells, to
improve the quality and decrease
the quantity of stormwater
runoff while potentially adding
parking spaces.
• Encourage the use of solar
and wind as power sources to
support individual buildings.
• Identify incentives to extend
such solutions beyond “minimal”
applications, such as no interest
“green” loans or grants for
experimental solutions.
REFRESH FRANTZ ROAD
CORRIDOR
• Allocate funds to design
and construct streetscape
improvements.
• Work with property owners
during design and construction.
DEVELOP ACTIVE
TRANSPORTATION
INFRASTRUCTURE
• Build an interconnected walking
and biking network, extend
walking and biking trails into
sites in conjunction with open
space amenities.
• Provide multi-modal, and last-
mile transportation options
• Explore construction of mini
multi-modal hubs.
• Seek extension of COTA transit
service throughout the planning
area.
IMPROVE CONNECTIVITY
• Create additional roadway
connections.
• Create additional roadway
connections.
• Ensure pedestrian and
bike connections in all
redevelopment.
DEVELOP A COMPLEMENTARY
MIX OF USES.
• Create amenities that will
improve offi ce competitiveness,
reduce vehicle trips and increase
productivity. As identifi ed in
the market analysis, there are
existing underserved markets
and gaps in certain uses.
• Initial target sites and
general development
approaches have been
identifi ed based on existing
market demand
• Conduct proactive outreach
to property owners to
promote the concepts and
seek potential partners for
redevelopment
• Design and implement a
neighborhood center design
solution for the Rings-Frantz
site.
IMPLEMENTATION
REGULATORY
MOBILITY
DEVELOPMENT
60
60
REDEVELOP EXISTING SITES WITH
QUALITY SITE DESIGN
• Encourage redevelopment of
major sites consistent with this
plan to provide more effi cient
building and parking layouts;
factor building life cycles.
SUPPORT TECHNOLOGY AND R+D
BUSINESS INVESTMENT
• Continue expansion of Dublink
throughout the planning area as
opportunities arise and to retain
and attract business.
REFRESH BUILDING
ARCHITECTURE
• Collaborate with building
owners on potential architecture
“facelifts;” investigate incentives.
• Encourage the reorientation of
building entries to maximize the
use of existing parking.
CONSOLIDATE PARKING AND SITE
ACCESS
• Encourage the combined/shared
parking areas to maximize the
effi ciency of parking.
• Encourage combined/
shared drive access areas to
maximize effi ciency and allow
complementary development.
OPTIMIZE PARKING FOR
EXISTING SITES
• Encourage property owners to
identify opportunities to expand
parking adjacent to or within
sites, while following quality
site design approaches and
meeting the goals of the City for
landscape screening.
• Anticipate the potential for
reduced parking demands in the
near future.
SITE IMPROVEMENTS
REDEVELOPMENT
ACTION ITEM
CURRENT
MIX OF USES City ownership of Rings
Road site
Initiate drafting of new
zoning district
BUILDING
ARCHITECTURE
OPTIMIZE PARKING
SITE ACCESS
SITE IMPROVEMENTSDEVELOPMENTREGULATORYMOBILITYZONING UPDATE
DEVELOPMENT &
DESIGN GUIDELINES
"GREEN" APPROACHES
Initiate drafting of new
zoning district
Initiate drafting of guidelines
Stormwater design manual
Mobility plan underway
FRANTZ ROAD
CORRIDOR
TRANSPORTATION
INFRASTRUCTURE
61
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 61
TASKS
5+ YEARS2-4 YEARS1 YEAR
Market sites for redevelopment
Adopt new zoning district
Create incentive program
for exterior improvements
Utilize site effi ciencies
where near-term parking
is needed
Encourage open sites for
redevelopment
Adopt new zoning district
Coordinate development
for identifi ed target sites
Coordinate retrofi tting
of new entries / door locations
Coordination with new
outdoor greenspace amenities and
restaurant access
Coordinate reworking of
offi ce parking areas
Coordinate reworking of
offi ce site access
Coordinated site access
for new development
Coordinate retrofi t development of
combined offi ce sites
Addition of amenity greenspace and uses
Coordinate wholesale
redevelopment of
obsolete sites
Coordinate wholesale
redevelopment of
obsolete sites
Compatibility with a mix
of uses
Coordinate wholesale
redevelopment of
obsolete sites
Coordinate wholesale
redevelopment of
obsolete sites
Coordinate wholesale
redevelopment of
obsolete sites
Adopt new zoning district
Mandate green
approaches in site design
through the Zoning Code
Adopt new zoning district
Encourage new
development consistent
with this plan and context
of individual sites
Coordinate retrofi tting
of new entries / door locations
Coordination with new
outdoor greenspace amenities and
restaurant access
Provide technical
assistance to property
owners and developers
Ongoing implementation
Identify incentives to
extend green solutions
beyond "minimal" application
Ongoing implementation
Allocate funds for design
Create detailed
improvements plan
Outreach to property owners
Study connectivity
options
Allocate funds for
construction
Implement improvements
Outreach to property owners
Implement local transit solution
Implement bicycle
infrastructure
Expand COTA service
Ongoing maintenance
Construct roadway connections
Implement AV technology
62
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In order to guide retrofi tting
of existing sites and future
redevelopment, basic design
guidelines are suggested. Updates
to the Future Land Use Plan and
elements of the Zoning Code
will create specifi c site standards.
Guidelines will supplement those
standards in a more fl exible format,
being rapidly adjustable to site-
specifi c issues and distinguished
between sub-districts.
PLACEMAKING
The City has recently adopted a
Complete Streets resolution that
memorializes its commitment to
developing a walkable, pedestrian
friendly environment that augments
the placemaking strategies of the
Dublin Corporate Area Plan. While
some placemaking occurs due to
community programing, such as a
festival or a sculpture installation, or
as the serendipity as a place evolves,
the Plan recommends retrofi ting and
re-organizing existing development
to ncrease opportunities for
community to interaction.
• New development should
include spaces designed to
facilitate the interaction and
lingering.
• These spaces should be-
• Inviting and rich in details.
• Adaptive, unique, accessible,
and safe
• Opportunities for community
activities and destinations.
• Collaborative and sociable
• Context specifi c to each sub-
district's character.
PRINCIPLES
DEVELOPMENT + DESIGN
Street furniture and spaces encourage interaction
Streetscape and spaces encourage interaction
63
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 63
SITE DEVELOPMENT
• Buildings should be located
adjacent to the public rights-of-
way, locating parking primarily to
the rear where possible.
• Negative impacts of site lighting
on adjacent areas should be
reduced.
• Service functions should be
strategically placed to minimize
negative impacts on the public
rights-of-way and other public
spaces.
• Landscaping along roadway
edges should be lined with shade
trees and provide a rhythm and
identifi able character for the road.
• Median plantings should
remain low and block
opposing headlights where
appropriate.
• Use fl owering trees to enhance
roundabouts and intersecting
roadways.
• Pedestrian routes should be
designed through parking areas
and separated by landscape
elements where possible.
• Pedestrian access should be
accommodated from parking
areas to building areas and
between adjacent buildings and
uses.
• Pathways and sidewalks should
be located throughout, creating
linkages within and to adjacent
sites.
• Bicycle access should be
accommodated and encouraged
in site design.
BUILDINGS
• Entrances shall be located along
the public rights-of way and in
areas most easily accessed by
parking areas.
• Building lighting may be used to
enhance architectural features
and to indicate the location of
entries.
• Mixed-use buildings are
encouraged where appropriate.
• Architectural variety is preferred
in the Mixed Use Regional District.
Project designers are encouraged
to try to fi nd elements to tie into
Walkway through parking area, linking to front entrances
Architectural variety complements the traditional portion of the building
Bicycle facilities integrated into sitesPedestrian facilities integrated into sites
64
64
the surrounding architecture but
not imitate any other buildings
that are in the district.
Massing
• The massing of the buildings
should be dynamic. Flat
and box-like massing is
discouraged.
• Building entries should be
clearly indicated by the
architecture.
Transparency
• A high degree of
transparency is encouraged.
Scale
• Buildings should be designed
for human scale.
• Scale should be considered
in the overall context of the
district and based on site
location.
ARCHITECTURAL DIVERSITY
The City has continually emphasized
high-quality architecture and
building materials. The planning
area should provide a visible
reference to Dublin’s stated vision
of being a “Vibrant, Innovative, and
Engaged Community.”
• Building forms should be
complimentary and not
redundant, as well as provide
fl exible spaces that can
accommodate changes in use
and work styles.
• Buildings should articulate
the function and activities of
each sub-district in terms of
character, massing, materials,
and landscaping.
• Buildings should be compatible
relative to architectural character,
massing, placement, height, and
landscaping.
• A repetitive use of a single
building type, scale, mass, or
material should be avoided to
ensure architectural interest.
• Placement should allow the
building to engage with the
street.
• Natural materials such as
Glass and metal as exterior building materials; high degree of transparency
High degree of transparency
Dynamic building massing
Extensive use of glass as exterior material
65
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 65
stone, provide a reference to
Dublin’s history, glass provides
interactivity; however, use of
other compatible materials such
as woods, metals, and other
innovative materials should be
encouraged to provide interest
to the building mass.
BUILDINGS: EXTERIOR
MATERIALS
• Natural materials are
encouraged; materials that
emulate a diff erent material are
discouraged.
Brick
• Natural brick is encouraged
as an external material based
on scale and location.
• Other clay products such as
terracotta tiles may be used
as appropriate, as well as
stone.
Stone
• Natural stone or natural
stone veneer is appropriate
based on scale and location.
• Stone may be used in
conjunction with other
materials such as glass and
brick.
• Stone sills and lintels
are an eff ective external
building component when
incorporated into facades
with other materials such as
brick.
Wood
• Wood is a possible exterior
material, depending on its
application and the scale of
the structure.
• Wood can have applications
such as framing around
building features.
• Traditional wood siding
profi les should be used
only on smaller-scale and
traditionally designed
structures.
Brick and glass as exterior building materials
Wood and metal as exterior building materials
Concrete and glass as exterior building materials
66
66
Glass
• The use of glass is
appropriate based
on scale, location,
compatibility with other
building material and
architectural style.
• Use of transparent
(non-opaque) of glass is
encouraged throughout.
Metal
• Metal may be used as a
building material based
on appropriate scale,
location and compatibility
with other building
materials.
• Metal should be more
“solid” in character with
a minimum thickness of
¼” – break metal and
other easily warped metal
applications should be
avoided.
Concrete
• Concrete may be used
as a building material
if fi nished in a stylized
architectural manner.
• Concrete should be used
as a component of an
exterior materials strategy,
incorporating other
natural materials.
• Large-scale openings and
window transparencies
should be inherent in
the design of a building
relying on concrete as a
primary exterior material.
SITE ACCESS
• Sites should be designed to
share vehicular access with
adjacent sites as part of a
larger access strategy.
• Individual entry features/
entrances are discouraged
in favor of collaborative site
designs.
• Site access should be oriented
in a grid-like street pattern,
whether public streets or
private on-site drives.
Access points should serve multiple offi ce buildings/sites
Permeable pavers in parking areaShared "green" parking lot
Bicycle parkingDedicated bicycle facilities
67
COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 67
PARKING
• Shared parking across joint sites
is highly encouraged.
• Parking decks and garages
integrated with site design are
encouraged where economically
feasible.
• Encourage the use of alternative
transportation through site
design (such as an offi ce
circulator shuttle) to lower
parking demand.
• Emerging technologies such
as autonomous vehicles could
lower parking ratios and should
be closely monitored.
• The use of permeable paving
materials is encouraged.
• Small landscape islands within
parking lots are discouraged.
• Incorporating sustainable
practices within parking areas is
encouraged.
• Solar shades.
• Pervious paving.
• Bioswales, rain gardens and
other stormwater controls.
• Parking areas should be well lit.
ACTIVE TRANSPORTATION
• Bicycle racks should be installed
near primary building entrances.
• Multi-use pathways should
link sites and extend into each
site to provide direct access to
buildings.
• Indoor bike facilities such as
showers and lockers should be
considered.
OPEN SPACE
• Open Space as an organizational
and focal element is highly
encouraged.
• Usable open space should be
incorporated in close proximity
to all uses.
• Open space should include
multi-use paths, seating, and
other passive and limited active
recreation uses.
• Stormwater features can be
integrated into open space to
provide park amenities.
Incorporated open space and stormwater features
Landscape median Landscape clustered at entry
LANDSCAPING
• Site landscaping should be
consolidated into areas large
enough to support successful
plant growth. Small landscape
islands within parking lots are
discouraged.
• Larger, linear landscape islands
are encouraged, particularly
those integrated into an overall
stormwater quality and control
system.
• Landscape areas may be curb-
less as needed to contribute to
stormwater quality and controls.
• Landscape screening adjacent to
the right-of-way is encouraged.
• Landscape screening between
adjacent parking lots should not
be in excess of that throughout
the parking areas and should
allow pedestrian access.
• Landscape mounding is not
encouraged and should involve a
gradual slope toward the public
right-of-way when utilized.
• Landscape elements should
be used within parking lots to
create pedestrian pathways to
entrances.
• Regular maintenance of
landscaping is encouraged. This
includes limiting hedgerows
to heights low enough to see
above when walking, thinning
trees near buildings that obscure
signage and entries, and regular
DRAFT COPY68
maintenance of screening along
the rights-of-way.
• Natural features such as tree
stands, tree rows and stream
crossings should be preserved
and incorporated into site
design.
SIGNS
• Overall district branding could
improve the identity of the
planning area and sub-districts.
• Coordinated wayfi nding signs
can be used to improve the
function of the entire planning
area .
• Overall wayfi nding should be
encouraged for each sub-district.
Examples of creative monument signs
69
DUBLIN CORPORATE AREA PLAN
CITY OF DUBLIN, OHIO
DIVISION OF PLANNING
DEPARTMENT OF DEVELOPMENT
DUBLIN CITY COUNCIL
COMMUNITY DEVELOPMENT COMMITTEE
Tuesday, August 24, 2021 – 5:00 p.m.
5555 Perimeter Drive
Council Chamber
Meeting Minutes
Mr. Reiner called the August 24, 2021 Community Development Committee meeting to
order at 5:00 p.m.
Members present: Mr. Reiner, Mr. Keeler and Mayor Amorose Groomes
Staff present: Ms. O’Callaghan, Ms. Rauch, Ms. Gilger, Ms. Martin, Mr. Hendershot, Mr.
Meyer, Ms. Blake
Also present: Mr. Green and Mr. Stang, Planning Next; Mr. Cunningham and Mr. Brehm,
EMH&T; Mr. Way, PZC; Mr. Kelley, Kelley and Associates; Mr. Starr, Crawford Hoying
Micro Center Visioning Advisory Committee
Ms. O’Callaghan thanked the Committee for the opportunity to conduct the visioning
process and introduced Mr. Green.
Mr. Green reviewed the format for the evening as outlined in the presentation attached
as Exhibit A.
Ms. Rauch gave an overview of the Dublin Corporate Area Plan (DCAP).
Mr. Green concluded the introduction by adding that Covid-19 is clearly having an
impact on everything. He stated that the Bridge Street development has helped the
larger community understand larger development as it has been received well and
performed well.
Mr. Stang reviewed the assessment of current conditions of the Metro Center and
outlined the focus area. He shared the character of the offices in the area and noted
that the current occupancy rates do not relate to how it is being utilized right now.
Mr. Brehm spoke about the infrastructure evaluation of the site. (Exhibit A)
Mr. Stang reviewed the challenges of the site and provided examples of successful
rehabilitation of comparable sites and strategies that worked.
Community Development Committee
August 24, 2021
Page 2
Mr. Keeler stated that the examples showed added buildings. There is a lot of existing
asphalt. Green space in place of parking lots could reduce the footprint of not only
asphalt but the retention ponds.
Mayor Amorose Groomes stated that TIF funds for these businesses would have
expired. It would be interesting to see the TIF capacity. Knowing what resources are
available is important. She is proponent of structured parking on this site. The water
features are in need of improvement. Mayor Amorose Groomes stated that she can
think of no better site to relocate the fishing derby and other recreational activities. She
would be interested to see what it would take to get living bodies of water at the site
versus stagnant bodies of water.
Mr. Reiner sated that he is curious about the consolidation of parking here. Up front is a
commercial strip. They need to consider what the “wow factor” is that will draw people
in. There is a lot of potential for infill on the site. He doesn’t know if he likes the way
the buildings are laid out on the street and feels that something creative could be come
up with. There does not need to be anymore hardscape.
Mr. Kelley stated that knowing the identity is important to creating the synergy.
Structured parking is a must to get the critical mass. Office uses will come out of Covid
with a different modus operandi. People want to belong to something so this will have
to have a strong identity and it has to be done cohesively. He stated that this could
have an interesting civic component.
Mr. Starr stated that his initial impressions of the examples were not ambitious enough.
The site does have to have an identity. He would be interested in looking at examples
where such redevelopment was attempted and did not work. He suggested that maybe
the City could make strategic acquisitions; especially with key parcels on the frontage.
Mr. Way posed the question, “Are we trying to save an aging office park or create a
unique mixed use development?” He asked about what the role of Frantz Road is going
to be. Bridge Park is almost built out. He felt the examples provided were not really
visionary.
Mr. Reiner stated that a whole new vision that is exciting is necessary.
Mr. Green confirmed that this is more than a real estate effort.
Mayor Amorose Groomes stated that we do not want to replicate anything that we have
but want to create a new space. She noted that sometimes recreating the same type of
development becomes cannibalism.
Community Development Committee
August 24, 2021
Page 3
With no objection, the Committee recessed at 6:00 p.m. for 15 minutes with all
members returning to the dais to reconvene at 6:15 p.m.
Mr. Green reviewed the findings from the stakeholder interviews and highlighted
emerging themes. (Exhibit A)
Mayor Amorose Groomes stated that she was surprised to not see that sustainability
was a high priority. She referenced residential development and stated that people are
looking to downsize and reinvest. She sees some sort of owner occupied facilities and
workforce housing for the Metro Center.
Mr. Kelley stated that this will need some dense residential component with diversified
housing if it works to supplement the mass of the office buildings. It needs a scale that
makes sense; maybe retail with apartments above.
Mr. Green confirmed that having some office in there is still desirable to the City. Mr.
Kelly agreed that office is a great component. Mayor Amorose Groomes stated that she
does not know why, as a City, Dublin would be interested if this were to be all
residential.
Mr. Green stated that they need to help find the sweet spot having enough retail, office
and residential.
Mr. Way stated that there is a lot of housing in that area. What type of use and housing
is necessary to support the area.
Mr. Keeler stated that he is thinking of one-bedroom studio housing. If you create the
right environment in this spot, people will want to live there.
Mr. Green stated that they can develop a menu of housing.
Mr. Reiner noted that economically, office is really important as it does pay for the rest
of the program.
Mr. Green asked the panel about location or distribution of housing.
Mr. Keeler asked if the upper loop is within the scope of this discussion because there
are building along 270 that are likely in a similar position.
Mayor Amorose Groomes suggested really high-end, for-purchase units be placed along
Frantz Road with L-shaped buildings with residential units above that. She stated that
every housing development that abuts a highway does not look good. She would prefer
to see housing away from the interstate.
Community Development Committee
August 24, 2021
Page 4
Mr. Green stated that development along the road has value as a symbol that this is
happening as opposed to starting a development in the back.
Mr. Green asked for the payroll taxes generated in the area. Mayor Amorose Groomes
stated that it is significant. Ms. Gilger stated that she could get a guesstimate.
Mr. Kelley stated that Dublin has a lot of expensive housing options including Bridge
Park so it needs to be considered what demographic this is serving. If it is serving the
workforce, he suggested looking into micro units. That will also help create density and
synergy.
Mr. Way stated that outside the loop is all office. If a balance is desired, residential will
want to be an amenity. Frantz Road is a street that handles the density. There should
be a discussion about mixed use and if it is stacked or different buildings.
Mr. Starr stated that this could create an environment where someone wants to come
in and build a freestanding office building. Mixed use is both vertical and different
buildings.
Mr. Kelly challenged the group to think about a special civic piece here. It does not
have to take a lot of land but has to be special.
Mr. Reiner gave an example of a city in France where they project the history along a
building and it draws people to the area every evening.
Mr. Way suggested more than two stories along Frantz. The site is in proximity to the
center of the City and he would think of trying to maximize intensity and not sprawl into
the countryside.
Mayor Amorose Groomes stated that building massing is interesting in that two
buildings can be the same size and feel completely different. Architecture is very
important. If the buildings are going to be more than two stories along Frantz, they
would have to be special buildings. Across the way are ranch homes and three stories
may be appropriate if it does not feel hard. Mr. Reiner agreed that it depends on the
architecture and setbacks.
Mr. Starr stated that this area will develop organically at different times with different
developers so we have to be aware of how people see what is happening.
Mr. Green confirmed that the idea of branding is very important.
DUBLIN CITY COUNCIL
COMMUNITY DEVELOPMENT COMMITTEE
Tuesday, November 30, 2021 – 5:00 p.m.
5555 Perimeter Drive
Council Chamber
Meeting Minutes
Mr. Reiner called the November 30, 2021 Community Development Committee meeting
to order at 5:00 p.m.
Members present: Mr. Reiner (Chair), Mr. Keeler, and Mayor Amorose Groomes
Staff present: Ms. O’Callaghan, Ms. Rauch, Mr. Ranc, Mr. Stiffler
Also present: Mr. Stang and Mr. Greene, Planning Next; Mr. Starr, Crawford Hoying, Mr.
Seckel, Kelley/Weiler
Minutes of the October 25, 2021 Meeting
Mr. Keeler moved to approved the minutes of the May 25, 2021 CDC meeting.
Mayor Amorose Groomes seconded the motion.
Vote: Mr. Keeler, yes; Mayor Amorose Groomes, yes; Mr. Reiner, yes
Metro Center Visioning
Ms. Rauch introduced the agenda for the Metro Center Visioning including a review of
the process so far. The focus for this meeting is evaluating the theme and
strengthening recommendations from the Dublin Corporate Area Plan (DCAP), and
making a recommendation to City Council revisions of the DCAP.
Mr. Greene shared three potential themes for this area: Sustainability/Resiliency,
Lifestyle/Entertainment, and Cultivation/Exploration. There would be an increase in
density and uses over what is there now. Natural open space could be an important
amenity. The goal is for development to happen in a way that fosters community and is
unique to this space. Mr. Greene listed the essential principles for the area: increased
density/intensity of development, variety of new diverse housing, amenities/services
complementing users of the district, consolidation of parking, open space areas, and
pedestrian connections. Mr. Greene stated that this could be a place that continues to
embrace the business world and that embraces cultivation. Mr. Greene shared
illustrations of the existing site as well as the new visions (Concept A: Infill
Development and B: Redevelopment).
Mayor Amorose Groomes stated that five stories may be more appropriate than six
stories since there are two story and one and half story residences across the street.
Community Development Committee
November 30, 2021
Page 2
She referenced Concept A and stated that a parking study would be very interesting to
see how that would work. She stated that she likes Concept B and is interested in how
the water moves through there and how you would aerate the water without fountains.
Mr. Greene stated that they were trying to mimic more urban with water features.
Mayor Amorose Groomes stated that it would have to have at least four to make it
palatable for recreation.
Mr. Keeler stated that five stories works for him. He likes the L shaped buildings in the
front. With the void in between tall buildings, you can’t see what’s behind them and he
believes people are curious and will want to know what’s behind there. He shared that
he just came back from St. Petersburg, Florida and counted five performing arts
centers. He knows it takes philanthropy to make those work but would be interested in
digging deep and seeing what kind of support we could get from private philanthropy
and corporate partners. He stated that he envisions a masterpiece of a creative building
that may be all glass in the area west of those buildings that are on Frantz Road. The
office building that is already just to the west of that creates an issue because it
appears to be close. The building doesn’t necessarily have to be square to maximize the
space. That water feature could go under the building. Mr. Greene stated that this could
be a place for a special architectural amenity. Mr. Keeler stated that it could be done if
you have the right corporate partners. Mr. Keeler stated that he would not have surface
parking there. The desire is for people walking more.
Mr. Reiner stated that the economics interest him.
Mr. Starr stated that parking will drive how tall the buildings will be. Once a few big
moves come in, that will start setting the tone for the development. Then you will start
seeing the idea and start seeing the opportunity for those bigger buildings. Different
housing cannot go here. You want to introduce structured parking here but there is a
cost to that.
Mr. Seckel stated that these comments are spot on. Parking will be a concern. He likes
the varying heights. He likes moving closer to Frantz Road and taking out those ponds.
Mr. Keeler asked if the vision includes people using the water. Mr. Reiner stated that it
would be cool but could create real engineering problems.
Mr. Greene confirmed general support. He stated that maybe five stories is where the
group is comfortable with height. Mayor Amorose Groomes agreed on five stories along
Frantz Road but they could go higher as it moves back. Mr. Reiner stated that he is in
favor of letting the developer work on that to get the variety in height there.
Mr. Starr asked about the distance between buildings. Mr. Greene stated 100 feet. Mr.
Seckel suggested capping it at six stories with the idea of five. It could be open to six
depending on design.
Mr. Starr asked if they had considered consolidating open space more linear way. As it
is laid out, there will just be a disparity of people and not gathering. Mr. Greene stated
that when you leave some buildings up, that happens. Mayor Amorose Groomes
suggested broadening the east/west spine to have more opportunity for activity. There
is room there to create a tighter urban feel.
Community Development Committee
November 30, 2021
Page 3
Mr. Stang shared the proposed changes to the DCAP plan. The goal is to strengthen
what needs strengthening.
Mr. Greene asked if the changes outlined in materials are acceptable to forward to
Council. After much discussion about building height, suggested including a varied
building height of 4-6 stories instead of 1-6.
Mayor Amorose Groomes stated that it should be slab construction. Convertibility is very
important. The City will a have significant level of investment in this. She confirmed this
is just this subset of the DCAP and not DCAP in its entirety. Ms. O’Callaghan answered
affirmatively and stated that if the Committee is comfortable making a recommendation
to Council on this, Staff will draft a recommendation for this committee and then that
would be presented to Council at possibly the second Council meeting in 2022.
Ms. Rauch stated that Staff could make tweaks regarding green space.
Ms. O’Callaghan offered for Committee members to reach out to Staff over the next
couple of weeks if they have suggestions or questions.
Mr. Greene stated that he will provide a resource to Staff including this information. Ms.
Rauch stated that the Code part has already been drafted.
Mr. Seckel asked about the timeline. Mayor Amorose Groomes outlined the process. She
explained that there would need to be a rezoning for the sub section which would go
before Planning and Zoning Commission (twice) and then come to Council for two
readings. This would likely not be complete until June. Ms. O’Callaghan stated they
could have parallel paths. Once Council moves to approve the plan, that could give
developers confidence. Mr. Seckel stated that the timeline is not surprising.
Proposed City Entryway Improvements
Mr. Ranc summarized key areas of feedback from October 11 Council meeting and
provided updates on the following items.
Entryway Signs
Mr. Ranc stated that current City signs are dated and not standard. The level of
landscaping varies. Staff heard positive feedback about increasing landscaping. Existing
signage is not in keeping with current branding. Recognitions are placed haphazardly.
There was concern about fonts. Mr. Ranc stated that Staff would like to try to keep as
much contrast as possible and the green and white is the current branding and provides
that contrast. He suggested that having a designated area on the signs for recognitions
allows focus on the sign while having those recognitions. He shared options of fonts
(Myriad Pro, Cambria, Tahoma, Lucida Bright) and noted that the City uses Tahoma on
a lot of printed materials.
Mr. Reiner stated that he likes the Tahoma font but is somewhat ambivalent. He does
not like the attachment of the white piece. It seems cluttered. He suggested maybe a
vertical progression instead of horizontal.
Mayor Amorose Groomes stated that she does not care for the badges. She likes the
serif fonts because they seem softer but it is a matter of preference. She stated that it